Buying off-plan in Spain is not complicated — but it does have steps unique to Spain. This guide walks you through the entire process from first enquiry to key handover.
Step 1 — Get Your NIE Number
The NIE (Número de Identificación de Extranjero) is your tax ID in Spain. You need it before signing any contract. Apply at a Spanish consulate, a police station in Spain, or have a lawyer apply on your behalf. BlancaReal’s in-house legal team handles NIE applications as standard.
Step 2 — Choose Your Property
Visit the development or explore 3D tours. Review floor plans, specifications, and price lists. At Nylva Homes, Marcelo will walk you through the options.
Step 3 — Reservation
Sign a reservation agreement and pay a reservation deposit — typically €6,000-€10,000. This takes the property off the market. Deducted from the purchase price.
Step 4 — Private Purchase Contract
Within 30-60 days, sign the contrato privado de compraventa. Pay 10-30% of the purchase price (minus reservation). This is the main legal agreement — your lawyer should review every clause.
Step 5 — Bank Guarantee
Spanish law requires the developer to provide a bank guarantee (aval bancario) on all pre-completion payments. If the developer fails to deliver, your money is returned. Verify before every payment.
Step 6 — Staged Payments
Additional payments at construction milestones. Each covered by the bank guarantee.
Step 7 — Snagging Inspection
Inspect the finished apartment before final handover. Any defects recorded on a snagging list for the developer to fix.
Step 8 — Notary and Escritura
Sign the public deed (escritura de compraventa) at a notary. Pay the remaining balance (typically 60-70%). Receive the keys.
Step 9 — Land Registry
Property registered in your name at the Registro de la Propiedad. Your lawyer handles this.
Step 10 — Utilities and Community
Connect water, electricity, internet. Register with community of owners. Set up direct debits for community fees and IBI tax. BlancaReal handles all of this.
Total Costs
Budget approximately 12-14% on top of the purchase price: 10% VAT, 1.2% stamp duty, notary (€600-€1,500), land registry (€400-€800), and legal fees (1-1.5%).
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Frequently Asked Questions
How long does it take to buy off-plan in Spain?
Reservation and contract: 2-4 weeks. Construction: 18-36 months. Total from reservation to keys: typically 2-3 years for off-plan.
Do I need to be in Spain to buy?
No. You can grant power of attorney to a lawyer who signs on your behalf.
Is VAT or transfer tax applied to off-plan?
New builds: 10% VAT plus 1.2% stamp duty. Resale: 7% transfer tax in Andalucía.