Buying Property in Spain as an EU or UK Citizen — A Practical Guide

The buying process in Spain follows a predictable sequence regardless of where you're from, though some details depend on your nationality and residency status.

NIE first. Every foreign buyer needs a Número de Identificación de Extranjero — a Spanish tax identification number. EU citizens can typically obtain this relatively quickly, either at a Spanish consulate or in person in Spain. UK nationals follow the same process but should allow for slightly longer timelines in some consulates since Brexit changed the administrative category.

Spanish bank account. You'll need one for the transaction and for ongoing costs — utilities, community fees, local taxes. Some Spanish banks are more set up for international clients than others. Denise can point you toward banks her clients have had good experiences with.

Find the right property. This is where Denise comes in. She builds a shortlist based on your priorities, organizes viewings, and provides the kind of context — about the neighborhood, the building, the pricing — that you can't get from a listing alone.

Offer and negotiation. Offers are made through the agent and are subject to negotiation. How an offer is structured can affect your position, so having an experienced agent on your side matters.

Arras contract. Once an offer is accepted, both parties sign an arras (deposit) agreement. The buyer pays a deposit — typically around 10% of the purchase price. This contract has legal consequences if either side withdraws, so your lawyer should review it before you sign.

Due diligence. Your lawyer verifies the property's legal status: ownership, debts, charges, planning permissions, community regulations. This happens between the arras and the final signing.

Escritura. The final purchase deed is signed before a notary, the remaining balance is paid, and ownership transfers. The deed is then registered at the Land Registry.

Post-purchase. Administrative steps follow: registering in your name, setting up utilities, paying the applicable taxes, and notifying the community of owners.

This is the standard framework. The specifics — timelines, tax rates, documentation — vary based on your situation, which is why having a good lawyer and an experienced agent matters more than memorizing each step.

The broad process is the same for both groups, but a few details have diverged since Brexit.

NIE and residency. EU citizens benefit from freedom of movement and can register as residents in Spain relatively straightforwardly if they choose to live here. UK nationals, since January 2021, are treated as third-country nationals for residency purposes. Owning property doesn't grant residency — that requires a separate application. If you plan to spend more than 90 days in any 180-day period, you'll need a visa or residency permit. Consult an immigration lawyer for the specifics.

Tax treatment. EU residents and non-residents have different tax obligations on Spanish property. UK nationals who are non-resident in Spain are now taxed at a different rate than EU/EEA nationals on certain income types, including imputed rental income. The differences aren't dramatic but they're worth understanding. A tax advisor who works with both EU and UK clients can clarify what applies to you.

Healthcare and social services. EU citizens who become residents in Spain can access the public healthcare system under certain conditions. UK nationals no longer have automatic access and need to arrange private coverage or qualify through other routes. This isn't directly about buying property, but it affects the broader decision of how you plan to use your home in Spain.

Financing. Both EU and UK buyers can access Spanish mortgages, though the terms may differ slightly. Non-resident buyers typically qualify for 60–70% loan-to-value. EU residents in Spain may access higher loan-to-value ratios. Start the financing conversation early so it doesn't delay the purchase.

Currency. UK buyers face exchange rate risk that eurozone buyers don't. The pound-to-euro rate at the time of purchase can materially affect your effective price. Some buyers use currency specialists to lock in rates or transfer funds strategically. This is worth planning rather than leaving to chance.

Inheritance and succession. Spanish inheritance law may apply to property in Spain, and it differs from both UK and most EU systems. EU Regulation 650/2012 allows EU citizens to elect their home country's law to govern their estate, but UK nationals no longer fall under this regulation. Take legal advice on how to structure ownership, especially if you're buying as a couple or for family use.

Most EU and UK buyers start the process from home. The logistics are manageable — especially for European buyers, given the short flight times to Málaga.

Start the conversation early. Connect with Denise while you're still in the planning stage. The earlier you begin, the more time there is to build a focused shortlist and align your trip with availability.

Apply for your NIE before visiting. If your nearest Spanish consulate offers the service, applying in advance saves time in Spain. Processing varies — some consulates are fast, others less so. Your lawyer can also apply on your behalf in Spain with a power of attorney.

Line up your lawyer. Find a lawyer who specializes in Spanish property transactions and understands the specific considerations for your nationality. For UK buyers in particular, post-Brexit changes mean your lawyer should be current on the latest rules. Denise can recommend professionals she works with regularly.

Plan a focused viewing trip. Three to five days is usually enough to see a well-curated shortlist. Weekend flights from most European cities are affordable and frequent, which means some buyers make two shorter trips rather than one long one.

Understand the costs. Beyond the purchase price, budget for transfer tax (ITP for resale, around 7% in Andalucía) or VAT plus stamp duty for new builds, plus notary fees, registration fees, and legal fees. Total transaction costs are typically 10–13% above the purchase price. Your lawyer provides a specific estimate.

Consider currency planning. UK buyers should explore options for transferring funds — exchange rate fluctuations can add or subtract thousands from the effective price. Currency specialists offer tools like forward contracts that let you lock in a rate.

Remote steps are normal. Negotiation, arras signing, and even the final escritura can be handled through a power of attorney if you can't be present for every step. Many EU and UK buyers visit for viewings and handle the rest remotely through their lawyer.

Denise works with European and British buyers regularly. She understands the practical details that matter most to each group and adjusts her approach accordingly.

She builds a focused shortlist. Rather than overwhelming you with options, Denise curates a selection based on your priorities — budget, neighborhood, space, lifestyle, timeline. Every property on the list is there for a reason.

She organizes your time in Málaga. European buyers often come for short trips. Denise structures viewing days by neighborhood to maximize what you see without making the experience feel rushed.

She provides context you can't get online. Building management quality, noise levels on specific streets, renovation history, community dynamics — Denise shares the information that shapes whether a property is right for daily life, not just on paper.

She connects you with the right professionals. Lawyers, tax advisors, mortgage brokers, currency specialists — Denise has working relationships with professionals who specialize in helping EU and UK clients buy in Spain. She coordinates between parties so nothing falls through the cracks.

She stays involved through the process. From the first conversation to post-purchase handover, Denise is a consistent point of contact. She doesn't replace your lawyer or your bank — she keeps the process organized so you can focus on the decision.

Whether you're exploring from London, Amsterdam, Dublin, or anywhere else, the best starting point is a conversation. Get in touch with Denise — she'll help you understand where you are in the process and what to do next.

You can also browse the listings to get a sense of what's available in Málaga at your price point. And the guide for EU and UK expats moving to Málaga covers the broader lifestyle picture beyond the purchase itself.