Every year, the dream of buying a sunny home in Spain appeals to many buyers from abroad. Imagine a second home, lulled by the gentle Mediterranean climate and the tranquillity of a coastline where blue stretches as far as the eye can see. But this dream must never turn into an unpleasant surprise: many people discover too late hidden costs or avoidable legal problems. Preparing your project carefully and surrounding yourself with experts helps you avoid these pitfalls that new buyers often encounter.
Not checking the property’s history: a risky purchase in Spain
One of the most common mistakes is failing to check the property’s history. On the Costa Blanca, every property has a unique history that you should know before making any commitment. It is not enough to fall for a villa or a sea-view apartment: without thorough checks, there is a real risk relating to the legal status of the property or its planning compliance. Every administrative element must be scrutinised to detect any past infringements or unauthorised alterations.
Skipping this step inevitably leads to surprises that can bring unexpected liabilities, such as the administrative cancellation of permits or the future need to regularise the status of the home purchased. In addition, some properties may carry hidden property debts that automatically become those of the new owner. Access to local records and in-depth knowledge of the Spanish system are therefore fundamental assets to secure your purchase. For greater peace of mind throughout the process, do not hesitate to consult our complete guide before buying.
Which documents should you ask for?
To guarantee the security of your investment, it is essential to request several documents from the very start of discussions with the seller or the agency. These include:
- The land registry extract (Nota Simple): it shows who actually owns the property.
- The town planning certificate: it states whether the property complies with local and national standards.
- The certificate confirming there are no community debts: it confirms that there are no arrears owed to the community of owners.
These documents form the basis of a secure purchase and make it possible to quickly rule out risky homes or those with major irregularities. If you want to plan all expenses precisely to avoid unpleasant surprises, find out more about the total cost of a purchase.
How do you identify property debts?
Too many buyers neglect to check for any debts attached to the property. In Spain, unpaid amounts – whether property tax (IBI), water or electricity, or community charges – follow the property, not the seller. In other words, it is the new buyer who may have to pay them.
The independent lawyer you instruct will know how to request all the official certificates in good time to reveal whether or not such debts exist. Skipping this step is one of the main causes of disputes after a purchase and exposes you to unforeseen, sometimes substantial, costs. When managing things remotely becomes necessary, also consider asking for help through a power of attorney to complete your formalities without administrative obstacles.
Not anticipating the costs: watch out for the real budget of buying a property in Spain
Who has never dreamed of an affordable villa with a pool on the Costa Blanca? Property listings sometimes show attractive prices, but you should always calculate the real cost of buying before making any decision. The Spanish market has hidden costs that foreign buyers frequently underestimate.
Some forget to include in their budget the taxes and purchase costs specific to Spain: VAT, transfer tax, notary and land registry fees, gestoría, administrative formalities or work needed to bring the property up to standard. This lack of foresight can quickly unbalance the financial management of the property project and cause difficulties later on.
Hidden costs and taxes to plan for
The total cost goes beyond the simple price displayed by the seller. A series of unavoidable costs arise throughout the process, including:
- Transfer tax (ITP on a resale: 9% in Alicante province, 7.75% in the Region of Murcia; on a new build, 10% VAT + AJD)
- Notary and administrative formalities costs
- Registration with the land registry
- Work to bring the property up to standard, sometimes necessary to ensure planning compliance
Preparing a forecast budget table that includes all these expenses considerably reduces the risk of overspending and helps you target a property that truly matches your means.
Tips for anticipating the real budget
Planning generously remains essential. Rather than aiming for a property right at the limit of your financial capacity, keep a margin to cope with the unexpected, big or small. Also remember to request quotes from different professionals to avoid unpleasant surprises related to minor renovation work or bringing electrical and energy systems up to standard.
Asking for an overall cost estimate from your very first exchanges with a specialised agency is a habit to adopt systematically. This strategy greatly limits the risk of being stuck with unforeseen bills once you have settled into your new Spanish property.
No expert support: the mistake that costs dearly
Buying a house in Spain, and particularly on the Costa Blanca, differs considerably from practices in other countries such as Belgium. Many buyers make the mistake of going it alone or blindly trusting a local developer without understanding all the technical, legal or estate-planning issues specific to the host country.
Trying to save on expert support or on the services of an English-speaking agency exposes you to what some call “the absence of a notarial guarantee”, since the notary’s role only covers a limited part of what is checked during the transaction. Contracts and preliminary sale agreements must also be examined line by line to avoid unfair clauses and hidden conditions precedent.
What value does expert support bring?
Working with a specialised adviser who knows both the local market and your expectations, and who can assist you in French, Dutch, English or Spanish, makes every step easier. They work with the independent lawyer who carefully checks every aspect of the legal checks: planning compliance, absence of property debts, compliance with Spanish regulations; the tax implications are a matter for a tax adviser.
They also translate and explain all the commitments made when signing the preliminary sale agreement, a key point to avoid the pitfalls that poorly informed foreign private buyers rarely escape.
Why not buy without an English-speaking agency?
Cultural and linguistic proximity is a huge advantage during negotiations and in managing the file right up to the handover of the keys. Buying without support increases the likelihood of misunderstanding certain major subtleties of the process. In addition, an English-speaking specialist remains available long after the transaction to assist with all post-purchase formalities, including pointing you to the right contacts if any administrative or legal problem arises later.
Making this investment with peace of mind, supported by transparent and experienced contacts, minimises risks and increases your overall satisfaction with the project.
Frequently asked questions about buying property in Spain and the mistakes to avoid
What legal checks should you carry out before buying a property on the Costa Blanca?
Before buying, it is advisable to check the legal status of the property and its planning compliance scrupulously. To do so, ask the seller for the following documents:
- The Nota Simple (official land registry extract)
- The certificate confirming there are no property or community debts
- The certificate of occupancy (planning compliance)
- A recent statement of taxes paid (property tax, water, electricity)
Without this full check, the risk of running into a legal or administrative problem remains high.
How can you anticipate hidden costs when buying property in Spain?
In addition to the advertised price, several hidden costs always come into play when buying in Spain. To anticipate them properly, include in your budget the taxes and purchase costs, the notary’s fees, transfer tax, registration with the land registry and any work or upgrades required after the purchase.
| Type of cost | Estimated amount (indicative, 2026) |
|---|---|
| Transfer tax (ITP, resale) | 9% (Alicante) or 7.75% (Murcia) of the property price; 11% above €1,000,000 in the Valencian Community |
| Notary & land registry | about €1,100 – €1,700 for a property of about €250,000 |
| Gestoría | about €300 – €600 + VAT (market practice) |
Before making any purchase commitment, draw up a detailed forecast budget so that nothing is left to chance.
Is support from an English-speaking agency really essential?
Yes, because the Spanish property market has its own legal and administrative specificities, which differ from those of other countries such as Belgium. Professional support strengthens the security of the investment through:
- A legal analysis of the documents by an independent lawyer
- Negotiation adapted to local standards
- Help with translating and explaining contracts or preliminary sale agreements
Having an expert by your side is reassuring at every stage and significantly reduces the risk of running into major obstacles after signing.
What should I do if I discover debts after buying my house in Spain?
In Spain, property debts are transferred with the property. If you discover an unpaid amount after the purchase, first try to reach an amicable settlement with the seller, then consult a lawyer or a property law expert to find a solution. To avoid this situation, make sure you obtain, before the purchase, all the official certificates proving there are no debts or arrears associated with the property concerned.
