Buyer’s guide 2026
Your guide to buying in Spain, on the Costa del Sol and in Madrid.
The buying process is the same across Spain; the areas and some taxes are not. Choose your market below for its areas and costs, then follow the eight steps, the legal checks and the checklist, from the first viewing to the day you receive your keys.
Choose your market
Where are you buying?
The Costa del Sol
Your exclusive lifestyle.
Thanks to its Mediterranean micro-climate, the Costa del Sol enjoys around 320 days of sunshine a year. Golden beaches, chiringuitos, gourmet restaurants and the marina of Puerto Banús sit alongside so many golf clubs that the coast is known as the Costa del Golf.
Yachting, diving, and dolphin and whale watching complete a relaxed outdoor life, and the coast is a sound place to own a permanent home or a holiday residence.
The coast
From Málaga to Sotogrande.
Málaga to Fuengirola
City life, direct airport access and long sandy beaches: Málaga, Torremolinos, Benalmádena, Fuengirola and Mijas.
Marbella
The centre of the Costa del Sol: the Golden Mile, Nueva Andalucía, Puerto Banús and Sierra Blanca.
Marbella East & West
Los Monteros and Elviria to the east; San Pedro and Guadalmina to the west.
Benahavís
La Zagaleta, El Madroñal and La Quinta: gated estates, golf and privacy in the hills.
New Golden Mile to Sotogrande
Estepona, Casares and Sotogrande, with beach clubs, golf, polo and marinas.
Madrid
A capital to live in.
Madrid combines classic apartments with high ceilings and balconies in the central districts, family houses with gardens in the green suburbs, international schools, great museums and one of Europe’s best-connected airports.
Many of our clients own on the coast and in the capital, a short train ride or flight apart.
The city
Madrid, area by area.
Salamanca
Classic prime district: the great houses of fashion on Serrano and Ortega y Gasset.
Chamberí
Much-loved and central, with period buildings and neighbourhood squares.
Retiro
Beside the park, with wide streets and elegant blocks.
Justicia & Centro
Chueca, Salesas and historic Madrid around the old squares.
El Viso & Chamartín
Quieter, well connected, with houses and gardens.
La Moraleja, Pozuelo & Aravaca
Green suburbs with space, privacy and international schools.
The buying process
Eight steps to your keys.
We help you find your new home and take care of you through the whole buying process.
- 01
Selection
Find an agency you trust. We balance your needs, budget and wishes to shortlist properties that match, saving you time.
- 02
Inspection
We arrange all viewings before you arrive and share the agenda in advance, including show homes and an airport pick-up if you wish.
- 03
Legal advice
A good Spanish-based lawyer guides the transaction and, for non-residents, makes sure annual taxes and town hall rates are paid. We can suggest qualified lawyers.
- 04
Reservation
A reservation agreement takes the property off the market at the agreed price, usually for 15–30 days.
- 05
Private purchase contract
Around two weeks after due diligence the lawyers draft the contract with the price and completion date; 10% is paid on a resale, 30% on a new development.
- 06
Public deed
The deed (escritura pública) is signed before the notary, in person or through a power of attorney. The keys are handed over and you become the owner.
- 07
Taxes & expenses
Costs differ between a resale and a new build; see the table below.
- 08
Final steps
Utilities, local taxes and community fees are moved into your name, paid by direct debit from a Spanish bank account.
Step 04 · Reservation
Reserving your home.
15–30 days
Off the market
€3,000–10,000
Typical reservation fee
10%
Deposit on the arras
Reservation contract
The contrato de reserva takes the property off the market at the agreed price. Make it subject to legal checks, mortgage availability and a survey, so the fee can be refunded if something is wrong. Your lawyer then checks the building licence and bank guarantees.
Deposit contract
Before the reservation runs out you sign the contrato de arras, which commits both sides and sets out the property, price, payment and completion date. The buyer pays 10%; if the buyer withdraws they lose it, and if the seller is in breach they return it doubled.
Legal checks
Due diligence.
A neutral specialist verifies what the seller has told you, so the purchase is sound. What is checked depends on who is selling.
From a private person
- Legal identity of the owner
- Land Registry registration
- That the property is free of debt
- Municipal building and habitation licence
- Preparation of the private contracts and notary documents
From a builder or developer
- Legal identity of the seller
- Land Registry entry of the property under construction
- That the property is free of debt
- Building licence from the town hall
- Quality and building specifications
- Bank guarantee or insurance during construction
- The 10-year structural guarantee (seguro decenal)
- Review of the developer’s purchase contract
Step 07 · Taxes & expenses
What buying costs.
Costs depend on whether you buy a resale (second transmission) or a new build (first transmission). On the Costa del Sol (Andalusia):
Resale
- Transfer tax (ITP)7%
- Notary fees€500–1,800
- Land Registry50–70% of the notary fee
- Legal fees1% + 21% VAT
New build
- VAT (IVA), homes10%
- Stamp duty (AJD)1.2%
- Notary fees€500–1,800
- Land Registry50–70% of the notary fee
- Legal fees1% + 21% VAT
Notary and Land Registry fees are set by the authorities. VAT is 21% for plots, garages and storage rooms. Figures from our 2026 Buyer’s Guide; your lawyer will confirm the exact costs for your purchase.
Step 07 · Taxes & expenses
What buying costs.
Costs depend on whether you buy a resale (second transmission) or a new build (first transmission). In the Community of Madrid:
Resale
- Transfer tax (ITP)6%
- Notary fees€500–1,800
- Land Registry50–70% of the notary fee
- Legal fees1% + 21% VAT
New build
- VAT (IVA), homes10%
- Stamp duty (AJD)0.75%
- Notary fees€500–1,800
- Land Registry50–70% of the notary fee
- Legal fees1% + 21% VAT
Transfer tax and stamp duty are set by each region; Madrid’s general rates are lower than Andalusia’s, and reduced rates can apply in some cases. Your lawyer will confirm the exact costs for your purchase.
Residency
The Digital Nomad Visa.
A residence permit for non-EU nationals who work remotely for companies or clients outside Spain, with visa-free travel across the Schengen area.
You and your close family can live in Spain while you keep working online. You will need to show a stable income, generally around €2,300 a month or more, and a proven working relationship outside Spain.
Requirements
- 18 years or older
- No criminal record
- No previously refused Schengen visa
- Health insurance in Spain
- Proof of remote work outside Spain
- Sufficient income for your stay
At a glance
Buyer’s checklist.
Before you buy
- Define your criteriaNeeds, budget, areas
- Choose your agentSelection and viewings
- Appoint a lawyerSpanish-based
- Obtain your NIERequired to buy
- Open a Spanish bank accountPayments and debits
Purchase & completion
- Reservation€3,000–10,000
- Due diligenceOwnership, debts, licences
- Private purchase contract10% resale · 30% new build
- Public deedKeys and title
- Final stepsUtilities, IBI, basura, community
Where to look next: villas for sale in Marbella, new developments on the Costa del Sol, luxury apartments in Salamanca or property in Madrid.
The brochure
The Buyer’s Guide 2026: Costa del Sol edition.
Private advisory
Tell us what you are looking for
Tell us whether you are looking on the Costa del Sol or in Madrid, and an advisor will shortlist the homes that fit, including some that are never advertised.