A step-by-step checklist for non-residents buying property in Spain in 2026. NIE, bank account, lawyer, deposit, notary, taxes, registration. Realistic timelines, current 2026 fees, ITP rates by autonomous community, and the exact paperwork order that keeps a purchase moving without stalling at the notary.

Non-resident buyers in Spain follow the same purchase path as residents in the deed office, but the paperwork before that day is different. Missing a document at the notary means rebooking, paying the appointment fee again, and losing three to six weeks to reschedule. This checklist walks through the 12 steps in the order Spanish notaries actually process them in 2026.

Two things to know before starting. First: a Spanish lawyer (abogado) is not legally required, but every notary strongly recommends one for non-residents, and skipping this is the single most common cause of blocked purchases we see. Second: expect the process to take 8 to 12 weeks from viewing to keys under normal conditions, and up to 16 weeks if a mortgage is involved.

In this guide

Step 1: Get your NIE (Número de Identidad de Extranjero)
Step 2: Open a Spanish bank account
Step 3: Hire an independent lawyer (abogado)
Step 4: Set your total budget
Step 5: View properties and complete due diligence
Step 6: Sign the reservation contract (contrato de reserva)
Step 7: Sign the deposit contract (contrato de arras)
Step 8: Get the current Nota Simple
Step 9: Arrange a mortgage (optional)
Step 10: Sign the deed at notary
Step 11: Pay ITP and register the deed
Step 12: Post-purchase setup
FAQ
What comes next

Step 1: Get your NIE (Número de Identidad de Extranjero)

The NIE is your Spanish tax ID. You cannot buy property, open a Spanish bank account, or sign a notary deed without one. Two routes:

At a Spanish consulate abroad: 2 to 8 weeks depending on the consulate. Free or up to €10 depending on country.
In Spain at a Policía Nacional station: 1 to 3 weeks, requires a physical appointment. €9.84 tax stamp.

For 2026, the Modelo EX-15 form is what your lawyer or POA holder submits. Most Wesna buyers use the in-Spain route through their lawyer as part of a viewing trip.

Step 2: Open a Spanish bank account

Every transaction over €100,000 is wired from a Spanish IBAN into the seller's Spanish IBAN. Notaries verify this on deed day. Opening a non-resident account requires:

Passport
NIE
Proof of address in your home country
Source-of-funds declaration
Sometimes a reference letter from your home bank

Banks most familiar with non-resident buyers: Sabadell, Santander, BBVA, CaixaBank. Digital-only banks (N26, Wise Business, Revolut) are not accepted for property purchases in 2026; the notary requires a traditional Spanish bank IBAN.

Read our Russian buyers 2026 guide for source-of-funds specifics after 2022 sanctions.

Step 3: Hire an independent lawyer (abogado)

Independent means: not the seller's lawyer, not the estate agent's in-house lawyer, not a lawyer paid by the developer. Typical fees:

Fixed fee: €1,500 to €2,500 for standard resale purchases
Percentage: 1% to 1.5% of purchase price (avoid unless the property is under €150,000)

What the lawyer does: reviews the Nota Simple, checks for outstanding charges (mortgages, embargos, tax debts), verifies the cadastral reference matches the deed, coordinates with the seller's lawyer, reviews any community-fee arrears, drafts the deposit contract, attends the notary appointment.

Step 4: Set your total budget

The headline price is not what leaves your account. Add:

Item	% or amount
ITP (resale, Comunidad Valenciana)	10%
ITP (resale, Murcia)	8%
IVA + AJD (new build)	10% + 1.5%
Notary fees	€600 to €1,200
Land Registry	€400 to €800
Gestor / paperwork	€200 to €400
Lawyer	€1,500 to €2,500
NIE + sworn translations + apostille	€100 to €300

Practical rule for a €200,000 resale in the Valencian Community: budget €225,000 to €228,000 all-in at signing.

Step 5: View properties and complete due diligence

For remote buyers who cannot fly in, Wesna runs video walkthroughs with property-referenced measurements, live drives around the area, and a written due-diligence summary. On-site viewings are booked within a week of contact.

Browse current Costa Blanca inventory or a specific town: Torrevieja, Orihuela Costa, Denia.

Step 6: Sign the reservation contract (contrato de reserva)

Purpose: takes the property off the market for 15 to 30 days while due diligence completes. Reservation deposit is typically €3,000 to €6,000, refundable only if the seller pulls out or if hidden legal problems emerge (which is why steps 3 and 4 come first).

Step 7: Sign the deposit contract (contrato de arras)

Purpose: the binding pre-notary contract. 10% of the purchase price paid to the seller's lawyer's escrow account. If the buyer walks away without cause, the seller keeps this. If the seller walks away, they pay it back double. Sets a firm notary date 30 to 60 days out.

Step 8: Get the current Nota Simple

Ordered from the Land Registry (Registro de la Propiedad). €9.02. Lists the current owner, any mortgage, any embargo, any easement. Must be issued within 15 days of the notary appointment. Your lawyer handles this.

Step 9: Arrange a mortgage (optional)

Non-resident mortgages in 2026 typically offer 60% to 70% loan-to-value at 3.5% to 4.5% fixed, or Euribor + 1.5% to 2.0% variable. Best rates: Sabadell, BBVA, UCI. Documentation required:

Last 3 tax returns
Last 6 months of bank statements
Employment contract or business ownership documents
Debt inventory (mortgages, credit cards, personal loans)

Timeline: 4 to 8 weeks from application to firm offer.

Step 10: Sign the deed at notary

The notary reads the deed aloud in Spanish. Non-Spanish-speaking buyers can be assisted by a sworn interpreter (Wesna arranges this) or sign via a power of attorney (POA) held by their lawyer. Bank cheques (cheque bancario) are physically handed over. The property is now legally yours.

Step 11: Pay ITP and register the deed

The gestor or lawyer files:

ITP form (Modelo 600): within 30 days of the notary date. Not filing on time triggers penalties.
Land Registry: the notarised deed is registered with the Registro. Takes 30 to 90 days to complete.

The ITP rates by autonomous community for 2026 resale purchases:

Community	ITP rate
Comunidad Valenciana	10%
Murcia	8%
Madrid	6%
Andalucía	7%
Cataluña	10%
Baleares	8% to 11.5% (progressive)
Canarias	6.5%

Rates updated for 2026 by the Agencia Tributaria.

Step 12: Post-purchase setup

The last mile:

Utility transfers (electricity, water, gas)
IBI direct debit setup with the town hall
Community fee direct debit if applicable
Register a fiscal representative (representante fiscal) for Modelo 210 imputed-income filings if non-resident
Home insurance
Change of address in property records at Catastro

Total ownership cost year one (excluding purchase): 1.5% to 2.5% of purchase price, weighted heavily toward IBI, community fees and the €400 to €700 Modelo 210 IRNR filing.

FAQ

Do I need a Spanish will? Not required, but strongly recommended. Without a Spanish will, your home-country probate rules govern the property under EU regulation 650/2012. Filing a separate Spanish will simplifies inheritance and speeds transfer. Cost: €150 to €300.

Can I buy without visiting Spain? Yes. Grant a power of attorney (poder notarial) to your Spanish lawyer, notarised and apostilled in your home country. Cost of POA: €200 to €500. Every step from NIE through notary can be done remotely.

When are the taxes on the property due?

ITP: within 30 days of the notary date, before Land Registry filing.
Plusvalía: paid by the seller in most contracts, but confirmed in the deed. If it falls to the buyer, 30 to 60 days from notary.
IBI (annual council tax): October or November each year via direct debit.
Modelo 210 IRNR: annually before December 31 for the previous calendar year.

What happens if the notary appointment falls through? Rebooking a notary takes 1 to 4 weeks. Most common cause: missing NIE, missing Spanish bank account, or missing the physical cheque. This is why steps 1 and 2 come first in the checklist.

Are the fees VAT-inclusive? Notary, gestor and lawyer fees include 21% IVA (Spanish VAT). Land Registry does not (they charge a public-service tariff). ITP is not VAT; it is a transfer tax.

How long is the whole process typically?

Best case (cash, EU buyer, everything ready): 5 to 7 weeks.
Standard (non-resident, no mortgage): 8 to 12 weeks.
With mortgage: 12 to 16 weeks.

What comes next

If you want to test the process with a specific property, browse current Costa Blanca inventory or contact Wesna directly. We handle the full 12-step process for international buyers, including NIE application, remote-purchase via POA, and full paperwork coordination with the notary. English, Russian, Ukrainian and Spanish.

Buying Property in Spain as a Non-Resident 2026: 12-Step Checklist