Buying property in Spain, without the stress.
Everything we tell our clients in the first meeting — the areas, the legal route, the numbers behind the listing price. No upsells, no filler.
Written by the senior advisors at Triple L Estates — twenty-five years on the coast, 600+ completed purchases for international buyers. Edition 2026.
A dream that should feel safe, not stressful.
Relocating to Spain — or splitting the year between the Costa del Sol and somewhere colder — is one of the largest decisions most families make.
More light, more time outside, better Tuesdays. But the rules are different, the language is new, and the process can feel opaque. It should not.
This guide lays out what we tell every client on day one: what it really costs, how the purchase runs, what a lawyer does, and what happens after the keys. Read it cold. Call us when you are ready.
What you pay beyond the price tag.
Add these to the asking price before you set your real budget. Andalucía's purchase costs are among the lowest in Spain, but they still land between 9% and 14% of the price.
New build costs
- VAT (IVA)10%National tax on new builds
- Stamp duty (AJD)1.2%Regional rate — Andalucía
- Notary€600 – €1,200Signing of the deed
- Registry€400 – €800Title entered at Land Registry
- Legal fees1 – 1.5%Independent lawyer — our recommendation
- Admin & NIE€300 – €600ID number, translations, PoA
Resale costs
- Transfer tax (ITP)7%Andalucía flat rate since 2021
- Notary€600 – €1,200Signing of the deed
- Registry€400 – €800Title entered at Land Registry
- Legal fees1 – 1.5%Due diligence, contract, closing
- Admin & NIE€300 – €600ID number, translations, PoA
On a €500,000 resale, allow roughly €42,000–45,000 on top of the price: €35,000 of transfer tax, €5,000–7,500 for your lawyer, and the notary, registry and NIE paperwork. A new build at the same price lands nearer €62,000–66,000, because VAT and stamp duty replace the transfer tax.
Before you sign anything, ask for a written breakdown of every cost — purchase, closing, and the first twelve months of ownership. A good advisor gives it to you without being asked.
The purchase, step by step.
From the first call to the keys in your hand: typically 8–12 weeks for a resale, 18–24 weeks for an off-plan home. Each step is what your advisor and lawyer are doing on your behalf.
Consultation & priorities
One conversation, ninety minutes. We walk through lifestyle, budget ceiling, non-negotiables and what you specifically don't want.
Area selection & matching
We narrow the eleven Costa del Sol areas down to two. Then we pick 5–7 properties worth your time from the 18,000 currently on the market.
Viewings & shortlist
Two days on the ground, 5–7 properties, notes on every floor. We tell you what to watch out for — orientation, community, resale history, noise.
Reservation & legal check
Reservation deposit secures the property. Your lawyer reviews title, debts, planning, community fees. No surprises after this point.
Notary & keys
Final deed signed at the notary. Keys handed over the same day. Utilities and tax registrations follow within a week.
The NIE number.
Número de Identificación de Extranjero — the Spanish tax ID for foreigners. Nothing legal in Spain happens without one.
- Sign the deed at the notary
- Open a Spanish bank account
- Set up electricity, water and internet
- Pay IBI and non-resident taxes
- 01ConsulateApply in your home country. Slower, but no travel.
- 02Spanish police officeIn person at a comisaría, appointment required.
- 03Via your lawyerPower of attorney — most of our clients choose this.
From purchase to peaceful ownership.
Most of our clients do not live in Spain full-time. They want the house looked after while they are away — utilities paid, pool clean, post collected, repairs sorted. We keep a short list of trusted specialists for each.
Legal & tax admin
Annual non-resident tax, IBI and community notices handled on your behalf.
Bank & utility setup
A Spanish account, direct debits, electricity, water and fibre live before you arrive.
Renovation management
Architects and builders we use ourselves, quotes reviewed, progress reported while you are abroad.
Furniture & interiors
From one sofa to a furnished turnkey home, delivered and installed before your first night.
Ongoing maintenance
Pool, garden and climate systems serviced on a schedule, with one monthly report.
Keyholding & inspections
Keys held locally; the home checked after storms and before every visit.
Rental management
Licensing, guests, cleaning and accounting if you choose to let the home while you are away.
You should enjoy your home in Spain — not manage it like a part-time job.
Our servicesThe one person who works only for you.
In Spain the buyer hires an independent lawyer — separate from the agent, separate from the seller. Budget 1–1.5% of the purchase price. It is the cheapest insurance you will ever buy.
Title & debt check
Ownership confirmed; liens, mortgages and community arrears lifted from the record.
Contract review
Private purchase contract and deed read in full, payment terms renegotiated where needed.
NIE handling
ID number applied for via consulate or Spanish office; power of attorney if you are abroad.
Notary coordination
Appointment booked, translator arranged, every document staged before you arrive.
Tax planning
Buyer taxes, IBI and non-resident obligations explained in writing.
Plain-English briefing
Every document explained before you sign it. No question is stupid — that is the point.
of the purchase price, or a fixed fee of €1,500 – €3,000.
- Quoted in writing up front
- Scope listed document by document
- No completion, no success fee
Your life decides the area — not the other way round.
Almost every buyer we close for is one of four people. Find yourself honestly, answer the four questions, and the shortlist writes itself.
Singles & couples
Walkable beachfront, restaurants, ten minutes to everything.
Families with children
Schools first; then safe streets, a garden and year-round neighbours.
Retirees
A lift or one floor, a chemist and a café within 400 metres, winter sun.
Remote workers
Fibre confirmed, a door that closes, the airport under thirty minutes.
- 01
Do I want to walk everywhere, or is driving fine?
- 02
Will I be here year-round, or only seasonally?
- 03
Do I need peace, or energy?
- 04
How close must I be to a school, gym or clinic?
Sun orientation matters more than any agent admits.
Building condition and the quality of the administrator.
Monthly community fees and the five-year reserve fund.
Choose the area and the property for how you want to live, not for how it looks on the day of the viewing.
The homes we market ourselves.
New developments along the coast from €320,000, each with its own page and brochure, and a small book of homes we represent directly. Not a showcase — the actual stock behind the numbers above.
All new developments
Homes we represent directly, already built.
TLE-G3UM2FSemi-Detached House in Las Chapas
TLE-3BOOIOTownhouse in The Golden Mile
TLE-R2F3ZIMiddle Floor Apartment in Fuengirola
TLE-JIJKOPMiddle Floor Apartment in Fuengirola
TLE-IC8ILPMiddle Floor Apartment in Fuengirola
TLE-2OC1OFPenthouse in El Faro
TLE-GH58UYGround Floor Apartment in Fuengirola
TLE-7TFA5MPenthouse in Puerto Banús
When you are ready — not before.
The smartest first step is an honest conversation about areas and budget: ninety minutes with a senior advisor, no pressure, no commission hook.