Buying, owning and selling property in Spain

Before you sign anything

Spanish sales move quickly, and a deposit is often requested within days. Before you pay anything, I check:

• Title and registered charges in the Land Registry, such as mortgages, liens and rights of way.
• Unpaid property tax (IBI) and community fees, which can pass to the buyer.
• Planning status and licences, including whether any extension or pool is legal.
• The tourist-rental licence, if you plan to rent the property to visitors.

The purchase

• A Spanish tax identification number (NIE) and a bank account in Spain.
• Review of the reservation and deposit contract. The right to withdraw and the consequences for the deposit depend on the wording and type of arras agreement; they should never be assumed.
• Signing the deed before a notary, in person or by me under your power of attorney.
• Payment of the purchase tax, which for resale properties is set by each region, or VAT and stamp duty for new builds, and registration in your name.

Notaries and banks ask for evidence of where the money comes from. Keep a clear record of the transfer from the US.

Owning as a non-resident

Non-resident owners file an annual Spanish tax return for the property even when it is not rented, and pay local property tax. If you rent it out, rental income is taxed in Spain and regional rules on holiday rentals apply. I work with a tax adviser for the recurring filings.

Selling

When the seller is not resident in Spain, the buyer must withhold 3% of the price and pay it to the Spanish tax agency on account of the seller's tax. The municipal tax on the increase in land value also applies. If you are selling an inherited home, the inheritance must be completed first; see inheritance.

Buy from the US: one coordinated plan

The purchase service is $2,950 for properties up to €500,000, plus 0.25% of the price above that value. A combined quote can also cover your NIE, power of attorney and document coordination. Extra services and third-party costs are itemized before engagement.

Moving as well as buying? Plan the residence application alongside the purchase; buying a home does not itself grant residence.

Fees

Fixed fees in US dollars, confirmed in writing before any work begins. Applicable taxes are confirmed in your written quote. Third-party costs such as notary, registry, taxes, translations and apostilles are charged at cost, unless expressly included. How fees work.

Common questions

Can Americans buy property in Spain?

Yes. Non-residents and non-EU nationals can buy property on the same terms as Spaniards, apart from a few restricted military zones.

Does buying a property give me the right to live in Spain?

No. The investor visa based on property purchases was abolished in April 2025. Residence requires one of the permits on the residence permits page.

What about the proposed tax on non-EU buyers?

Proposals and enacted taxes are different. The taxes actually payable depend on the transaction, region and your circumstances. I check the rules in force when advising on your purchase and explain the expected costs before you commit.