How to buy a country property in Spain
A step-by-step guide to buying a country house, finca, farm or plot of land in Costa Blanca, Valencia, Murcia and Andalucía, with the checks that matter for rural property and the 2026 buying costs.
The buying process, step by step
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Get your NIE number
Before you reserveThe NIE is your foreign tax identification number, and you need it to sign at the notary, open a bank account and pay the purchase tax. You can apply at a Spanish consulate in your country or at a police station in Spain. Your lawyer can also apply for you with a power of attorney.
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Open a Spanish bank account
Before signingA Spanish account makes it simple to pay the balance at the notary and to set up direct debits for electricity, water and local taxes later on.
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View properties and agree the price
Tell us what you are looking for and we arrange viewings. For rural property, visit at different times of day if you can, ask about water and access, and check how far the nearest village, shops and medical centre are.
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Reserve the property
Week 1Once your offer is accepted, a reservation fee takes the property off the market while your lawyer does the checks. This is then followed by a private purchase contract (contrato de arras), where you usually pay 10% of the price. If you pull out after signing it, you lose the deposit. If the seller pulls out, they normally have to pay you back double.
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Legal and technical checks
Weeks 1-4We always recommend an independent lawyer. They check ownership, debts and charges at the Land Registry, the Catastro (land survey) records, planning status, unpaid local taxes and any tenants or occupants. For rural property there are some extra checks, listed in the next section.
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Arrange your finance
Weeks 2-8Spanish banks usually lend non-residents 60-70% of the price or valuation, whichever is lower, and residents up to 80%. Banks are more cautious with rural homes, and rarely lend on plots of land or agricultural land alone, so many rural buyers pay in cash or borrow in their home country.
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Sign at the notary
Weeks 6-12You sign the title deed (escritura de compraventa) in front of a Spanish notary and pay the balance, usually by bank cheque or transfer. You receive the keys the same day. If you cannot travel, your lawyer can sign for you with a power of attorney.
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Pay the taxes and register the property
Within about 1 month of signingYour lawyer or gestoría pays the purchase tax and registers the deeds in your name at the Land Registry. The utility contracts and the local property tax (IBI) are then changed into your name.
Extra checks for rural land, fincas and farms
Rural property in Spain often has a longer history than a modern apartment, and the paperwork does not always match what you see on the ground. These are the points we go through with every country property.
Legal status of the buildings
Check that the house and outbuildings are registered and legal, or old enough that the council can no longer act against them. In the countryside, extensions, pools and sheds are sometimes built without permission.
Registry, Catastro and reality
The plot size and buildings in the Land Registry, the Catastro and on the ground should match. If they do not, your lawyer can arrange to correct it, ideally before you sign.
Water
Ask whether the property has mains water, a registered well or irrigation rights through a local irrigation community (comunidad de regantes). Irrigation rights add real value to farmland and should pass to you in the deeds.
Electricity and utilities
Many country homes run on solar power or a generator. If there is no mains connection, ask the electricity company for a quote before you buy, as a new connection can be costly.
Access and rights of way
Make sure the property has legal access from a public road, and check any rights of way (servidumbres) that cross the land, such as paths used by neighbours.
Neighbours’ right to buy
When rustic land of up to 1 hectare is sold, the neighbouring owners can have a legal right to buy it on the same terms (Civil Code, article 1523). Your lawyer will check whether this applies.
Building on rustic land
Building a new home on rustic land is restricted. In the Comunidad Valenciana a new home needs a plot of at least 10.000 m2, and the house can cover no more than 2% of it. In Murcia and Andalucía the rules depend on the town’s planning plan. Always check with the town hall before buying land to build on.
Vacant possession
Confirm the property will be empty on the day you sign, with no tenants, workers or occupants, and that the contract says so.
Buying costs in 2026
The main cost is the purchase tax. For a resale property bought from a private owner you pay transfer tax (ITP). For a new build bought from a developer you pay VAT (IVA) plus stamp duty (AJD) instead.
| Cost | Costa Blanca and Valencia | Murcia | Andalucía |
|---|---|---|---|
| Transfer tax (ITP), resale | 9% (11% over EUR 1 million) | 7,75% | 7% |
| VAT (IVA), new build home | 10% | 10% | 10% |
| VAT (IVA), plot or commercial from a company | 21% | 21% | 21% |
| Stamp duty (AJD), with VAT purchases | 1,4% | 1,5% | 1,2% |
| Notary and Land Registry | About EUR 1.000-2.500 in total | ||
| Lawyer | Usually 1-1,5% of the price plus VAT | ||
Rates for 2026. Reduced rates can apply to young buyers, large families, people with a disability and priority agricultural operations. Tax is calculated on the higher of the price and the official reference value (valor de referencia). The seller normally pays the municipal capital gains tax (plusvalía), which does not apply to rustic land.
Yearly costs after you buy
- Property tax (IBI): paid to the town hall every year. For rural property it is usually low.
- Rubbish collection (basura): a small yearly charge from the town hall.
- Non-resident income tax: if you do not live in Spain, you file a yearly tax return for the property (modelo 210), whether or not you rent it out.
- Home insurance: needed if you have a mortgage, and recommended for every rural home.
- Upkeep: water, electricity, irrigation fees, and keeping land clear of dry vegetation in the fire season.
Common questions
Can foreigners buy property in Spain?
Yes. Buyers from any country can buy property in Spain on the same terms as Spanish citizens. You only need an NIE number and a way to pay.
Do I need to be in Spain to buy?
No. Many of our clients view in person, then sign a power of attorney so their lawyer can complete the purchase for them at the notary.
How long does it take to buy a finca?
Usually 6-12 weeks from reservation to signing. Rural properties can take longer if the paperwork needs correcting first, for example if the buildings are not yet recorded in the deeds.
Can I build a house on a plot of rustic land?
Sometimes, but the rules are strict and depend on the region and the town. The plot size, the planning status of the land and the town’s planning plan all matter, so check with the town hall before you buy.
Can I get a mortgage on land or a farm?
Banks rarely lend on land alone. A rural home with a legal house is easier to finance, often up to 60-70% for non-residents. We can put you in touch with mortgage brokers who work with rural property.
How much should I budget on top of the price?
For a resale, allow about 10-13% for taxes and fees. Use our buying costs calculator for a figure based on your price and region.
Ready to start your search?
We specialise in country houses, fincas, farms and land across Costa Blanca, Valencia, Murcia and Andalucía, and we can recommend independent lawyers we trust.
IMPORTANT LEGAL NOTICE: This guide is general information and is not legal or tax advice. Tax rates are the general 2026 rates for each region and can change. The indicated final price of any property does not include Taxes (ITP/VAT/IVA) nor Notary and Registry Expenses, which will be calculated according to current Tariffs and Rates. Always confirm the details of your purchase with an independent lawyer.
AVISO LEGAL IMPORTANTE: Esta guía es información general y no constituye asesoramiento legal ni fiscal. Los tipos impositivos son los tipos generales de 2026 de cada comunidad y pueden cambiar. El precio final indicado de cualquier inmueble no incluye impuestos (ITP/IVA) ni gastos notariales y registrales, que se calcularán según las tarifas y tasas vigentes. Confirme siempre los detalles de su compra con un abogado independiente.