The Process
A clear, step-by-step guide to purchasing residential property in Girona Province — from first research to signed deed. No surprises.
Before viewing a single property, get clear on what you're buying and why. Primary residence, holiday home, rental investment, or a mix? Each has different implications for location, property type, financing, and tax.
Factor in the full cost of ownership: purchase taxes (ITP in Catalonia is 10%), notary and registry fees, legal costs, and ongoing expenses like IBI (local property tax), community fees, and non-resident income tax. Budget an additional 12–14% on top of the purchase price for transaction costs alone.
The Número de Identificación de Extranjero (NIE) is a tax identification number required for every property purchase in Spain. Without it, no transaction can proceed. Apply as early as possible — it can take 4–8 weeks from abroad.
You can apply at the Spanish consulate in the Netherlands, or arrange it via a Spanish lawyer with power of attorney once you're further along in the process. You'll also need to open a Spanish bank account, which most lenders and notaries require for the final transaction.
This is non-negotiable. Your lawyer (abogado) is independent of the agent and the seller. Their job is to protect your interests — conducting due diligence on the property, verifying title, checking for debts, encumbrances, or planning issues, and reviewing every contract before you sign.
The notary in Spain is a public official who authenticates the transaction — they do not act for you. Do not confuse the two roles. A good bilingual lawyer who regularly works with foreign buyers is worth every cent of their fee (typically 1% of purchase price).
With goals, budget and legal support in place, you can search effectively. The main Spanish portals are Idealista and Fotocasa. Local agents (inmobiliarias) in Girona often have off-market listings not advertised online.
On viewings, assess not just the property but the neighbourhood, infrastructure, and local rental market if relevant. For coastal properties, check tourist rental licence (HUT) restrictions before falling in love — many municipalities have moratoriums in place.
When you've found the right property, make an offer through the agent. Once accepted, a reservation contract (contrato de arras) is signed and a deposit — typically 10% of the purchase price — is paid. This takes the property off the market.
If you withdraw after signing arras, you lose your deposit. If the seller withdraws, they owe you double. Your lawyer must review the arras contract carefully before you sign — the terms are negotiable and the details matter.
Between signing arras and completion, your lawyer carries out full due diligence: checking the Registro de la Propiedad (property register), the catastro (cadastral record), outstanding community fees, IBI receipts, and any planning permissions or licences.
If you're financing the purchase, this is also when your mortgage application is processed. Spanish banks typically lend 60–70% LTV to non-residents. International lenders may offer alternative terms. The bank will commission its own valuation (tasación).
Completion takes place at the notary's office. Both parties (or their representatives with power of attorney) sign the escritura pública — the official deed of sale. The balance of the purchase price is transferred, typically by bank cheque or certified transfer.
The notary reads the deed aloud in Spanish; your lawyer or a sworn interpreter should be present. You pay ITP (10% purchase tax), notary fees, and registry fees on or just after the day of signing.
After signing, the deed is registered in the Registro de la Propiedad — your lawyer handles this. Once registered, you are the legal owner. This typically takes 2–8 weeks after completion.
After completion, update utility contracts (water, electricity, gas) to your name, set up a direct debit for IBI and community fees, and arrange non-resident income tax (IRNR) filing — required annually even if the property is not rented.
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