Guides · Buying a home

Buying a home in Sotogrande, step by step

Buying in Spain is safe and straightforward when it is done in the right order with the right people. It goes wrong when buyers skip steps to save time.

1. Get your NIE and a Spanish bank account

You need an NIE (foreigner's identification number) to buy property in Spain, and a Spanish bank account to pay the taxes and bills. A lawyer can often arrange both under a power of attorney.

2. Appoint your own independent lawyer

The single most important step. Your lawyer (abogado) works for you, not the seller, the developer or the agent, and should check that:

the seller really owns the property and there are no debts or charges against it;
the building is legal and properly licensed, especially older villas and extensions;
community fees, IBI and utility bills are paid up to date;
for off-plan homes, your stage payments are protected by a bank guarantee or insurance.

Agree the fee in writing before work starts.

3. Reserve the property

Once a price is agreed, you usually sign a reservation agreement and pay a small deposit to take the property off the market while your lawyer completes the checks.

4. Sign the private contract

Next comes the private purchase contract, often an arras contract, with a deposit of typically around 10%. Under the most common type, if you pull out you lose the deposit, and if the seller pulls out they must usually pay you back double. Ask your lawyer exactly which type you are signing.

5. Complete at the notary

The sale completes when buyer and seller sign the title deed (escritura) before a Spanish notary. You pay the balance, receive the keys, and your lawyer registers the property in your name at the Land Registry.

What it costs on top of the price

Transfer tax on a resale home, or VAT and stamp duty on a new build bought from the developer, plus notary, registry and legal fees, add a significant percentage to the price. Work out your own figure with our cost calculator, which also covers the annual costs of owning.

Before you make an offer

Asking prices are not what homes sell for. Read Asking vs achieved to see what completed sales are recorded at here, and why the gap is mostly about the size of what sells rather than a discount. Check which listings are being cut, too.

Things that catch buyers out

Illegal extensions. A pool house or extra bedroom not on the deeds can cause problems later.
Golden visas. Spain ended its residence-by-investment scheme in 2025, so buying a home no longer brings residency on its own.
Holiday lets. Andalucía has tightened its rules for tourist rentals. Check you can let a property before buying it for that purpose.
Exchange rates. On a large purchase a small difference in rate can cost thousands. Use a specialist currency provider.

Choosing your professionals

Choose your own independent lawyer. With any estate agent, ask about their company details, professional registration and insurance before going further, and never pay a deposit into anyone's personal account.

We do not sell or list property, and we do not introduce buyers to agents. We publish measurement so that you can negotiate with the facts.

General information, not advice. This guide was last checked in October 2026. Rules and costs change, and your own position depends on your circumstances. Take qualified legal and tax advice before you act.

The fortnightly index

We do not sell property, we do not list it, and we do not introduce buyers to agents. What we do is measure what this market is asking, and publish it. If you would like the index every two weeks — what moved in your area and what came down — leave an email and we will send it.