Rules for buying a house in Spain: the complete step-by-step plan for 2026


As a Dutch national, you are free to buy a house in Spain, but clear rules and a fixed purchasing process do apply. The most important points in brief: you need a NIE number and a Spanish bank account; you first sign a reservation or provisional purchase contract with a down payment of usually 10 percent; you have the property legally inspected via a *nota simple*; and the purchase becomes final at the notary and is registered in the land registry. Additionally, expect approximately 10 to 14 percent in buyer's costs on top of the purchase price. Below, you can read every rule and step in detail so that you buy your Spanish home without any surprises.

Table of contents

  1. Are you allowed to buy a house in Spain as a Dutch national?
  2. NIE number and Spanish bank account
  3. The purchasing process step by step
  4. Legal review: the nota simple
  5. Buyer's costs and taxes
  6. Financing and mortgage
  7. Taxes after purchase
  8. Common mistakes and pitfalls
  9. Frequently Asked Questions

Are you allowed to buy a house in Spain as a Dutch national?

Yes. Spain has no restrictions for foreigners wishing to buy real estate; as a Dutch national, you have the same rights as a Spanish buyer. You do not need a residence permit to buy a home. However, you must identify yourself for tax purposes with a NIE number and comply with the same legal and tax regulations as any buyer. The freedom to buy therefore does not mean you can skip steps: on the contrary, a careful process protects you against problems later on.

NIE number and Spanish bank account

The NIE (Número de Identidad de Extranjero) is your tax identification number in Spain and is required for virtually every official transaction, including buying a home, paying taxes, and taking out a mortgage. Therefore, apply for your NIE number in good time, as you cannot sign at the notary without it. Additionally, in practice, you need a Spanish bank account to pay the purchase price, taxes, and ongoing expenses such as water and electricity. It is best to arrange both before making an offer.

The purchasing process step by step

The Spanish purchasing process proceeds in fixed steps:

  • Reservation. Once you have found a property, you often secure it with a reservation contract and a small down payment. The property is then temporarily taken off the market.
  • Preliminary sales contract (contrato de arras). This sets out the price and conditions. You typically pay a down payment of approximately 10 percent. If you withdraw, you lose that down payment; if the seller withdraws, they usually refund double the amount.
  • Legal and structural inspection. In this phase, you have the property legally inspected and, if necessary, structurally inspected.
  • Notarial deed (escritura). The purchase becomes final at the notary, where the deed of title is signed and the remaining purchase price is paid.
  • Registration in the land registry. After signing, the property is registered in your name in the Registro de la Propiedad. Only then are you the formal and visible owner.

Legal review: the nota simple

One of the most important rules when buying in Spain is to have the property legally checked before you sign. You do this with a nota simple, an extract from the land registry. This shows who the true owner is, whether there are any mortgages, liens, or debts on the property, and whether the surface area and description are correct. Also check whether the proper permits are in place and whether there is any illegal construction, as in Spain, debts and defects partially transfer with the property. Seek assistance in this matter from an independent lawyer or advisor who does not also represent the seller.


Buyer's costs and taxes

In Spain, you pay approximately 10 to 14 percent in buyer's costs on top of the purchase price. The largest item is the transfer tax. For an existing home, you pay transfer tax (ITP), which varies by region and is generally between 6 and 10 percent. For a new-build home, you pay 10 percent VAT (IVA) plus stamp duty (AJD) instead. Additionally, there are costs for the notary, registration in the land registry, a potential gestor or lawyer, and, if you engage one, the real estate agent. These percentages are indicative and vary by region and situation, so have them calculated for your specific case in advance.

Financing and mortgage

If you wish to finance the purchase, keep in mind that the rules for a Spanish mortgage differ from those in the Netherlands. As a non-resident, you can generally borrow up to 60 to 70 percent of the appraised value, so you will always contribute your own funds. Exactly how much you can borrow and under what conditions depends on your income and profile. Read more about a mortgage in Spain here or calculate your options without obligation using the mortgage calculator. Preferably arrange the financing before signing the preliminary purchase agreement so that you know where you stand.

Taxes after purchase

Once you are an owner, you will have to deal with recurring Spanish taxes. The most important are the IBI, the annual municipal property tax, and the non-resident income tax, which you pay even if you do not rent out the property. If you rent out the property, you pay tax on the rental income. Include these fixed costs in your budget from the start, as they are an integral part of owning a Spanish property.

Common mistakes and pitfalls

Most problems arise because buyers skip steps or rely on the seller's party. Common mistakes include: signing without independent legal verification, failing to account for buyer's costs, applying for the NIE number too late, and purchasing the home without checking for debts or illegal construction. Underestimating the down payment required for a mortgage also often leads to disappointment. By taking every rule and step seriously and seeking proper guidance, you can avoid these pitfalls.

Frequently Asked Questions

Which documents do I need to buy a house in Spain?

In any case, a valid passport, a NIE number, and usually a Spanish bank account. For a mortgage, the bank additionally requests information on income and assets.

How much of my own money do I need?

In addition to the purchase price, you can expect approximately 10 to 14 percent in buyer's costs. If you finance with a mortgage, as a non-resident you usually borrow a maximum of 60 to 70 percent, so you contribute at least 30 to 40 percent plus the costs yourself.

Do I need a lawyer when buying in Spain?

It is highly recommended. An independent lawyer checks the legal status of the property via the nota simple and protects you against hidden debts, defects, or an unclear ownership situation.

What is a contrato de arras?

That is the preliminary purchase agreement in which the price and conditions are set out. You usually pay a 10 percent down payment. If you withdraw, you lose it; if the seller withdraws, they usually pay back double.

Can I buy a house in Spain without living there?

Yes. You do not need a residence permit to buy. However, as a non-resident, you do pay annual property tax (IBI) and non-resident income tax.