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Buying or selling a property in Spain works differently than it does in other markets. Contracts, taxes and processes follow their own rules and understanding them helps avoid costly mistakes.

Our experienced local experts explain exactly what matters: from financing and preliminary agreements to legal specifics and the obligations that come with ownership. This way, you make decisions with confidence – well-informed and fully prepared.

Did you know?

Whether buying or selling, it’s often the small details in Spain – missing documents, deadlines or formalities – that determine whether a transaction runs smoothly. Here, we highlight the key points you should be aware of.

Financing in Spain: Why buyers might need more equity

Many prospective buyers are surprised to learn that Spanish banks typically finance only 60–70% of the purchase price for non-residents.
This means anyone buying a property in Spain needs to factor in the according amount of equity.
In addition, banks assess not the property, but the buyer’s financial risk – and require extensive documentation to do so.

What you should know:
· Spanish banks usually lend only 60–70% of the purchase price to non-residents
· You will need proof of income, tax returns, bank statements and often a SCHUFA report
· Most local Banks generally do not finance properties located abroad
· Preparing all documents early saves time, stress and unnecessary delays

A clear and well-structured financing plan provides security and helps avoid unpleasant surprises during the purchase process.

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Preliminary agreement in Spain: Why the “Contrato de Arras” is binding

In other Countries, reservations are often non-binding — but in Spain, the preliminary agreement can determine everything.
When signing the Contrato de Arras, buyers typically pay 10% of the purchase price as a deposit.
From this moment on, the agreement is legally binding: if the buyer withdraws, the deposit is forfeited; if the seller backs out, they must refund double the amount.

What you should know:
· The Arras contract is signed once both parties agree on price and terms
· Deposit: usually 10% of the purchase price
· Buyer withdrawal → deposit is lost / Seller withdrawal → double repayment
· Required documents: ID, NIE number, land registry extract, cédula and energy certificate

The Arras contract isn’t a simple reservation — it’s the point at which things become truly serious.

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Holiday rentals: Why not every property can be rented out

Many owners would like to rent out their holiday home to guests from time to time — but in Spain, holiday rentals are strictly regulated.
Anyone wishing to host guests must obtain an official Licencia de Vivienda Vacacional. This licence is granted differently depending on the region and often comes with conditions or restrictions.

What you should know:
· Holiday rentals are only permitted with a valid licence
· Applications are submitted through the local municipality — processing times vary
· Some regions or residential communities prohibit holiday rentals entirely
· Rental income must be declared and taxed in Spain
· Violations can lead to substantial fines

That’s why it’s essential to check whether a licence is possible before you start renting.

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Property ownership in Spain: Which responsibilities to expect

Your responsibilities don’t end with the purchase — in Spain, they truly begin.
Owners must pay annual property tax (IBI) and local municipal charges; apartment owners also contribute to comunidad-fees.
Maintenance obligations and valid documents such as the cédula and energy certificate also fall under the owner’s responsibility.

What you should know:
· Ongoing costs: property tax (IBI), waste collection, street cleaning
· Community fees for apartments within residential complexes
· Maintenance duties for roof, façade, garden and pool
· A valid cédula and energy certificate are required when selling or renting
· Non-residents must file an annual tax return in Spain

Those who understand their obligations avoid unpleasant surprises — and enjoy their property with peace of mind.

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Complex topics. Explained with clarity.

Would you like to learn more about buying or selling property in Spain? In short video explainers, our experienced DAHLER experts break down what truly matters — from preliminary contracts to holiday rentals and ownership obligations. This turns complex processes into clear, practical knowledge: concise, relevant and straight to the point.