How the Costa Blanca property buying process works

Buying a home on the Costa Blanca is an exciting decision, but the Spanish purchase process has its own rhythm, terminology and deadlines. Knowing the sequence in advance helps you move with confidence and avoid decisions made under pressure. From first viewing to completion, the typical resale purchase takes somewhere between 8 and 16 weeks, though new builds, mortgages and off-plan structures follow their own calendars.

Step 1: Define your brief, budget and buying costs

Before you view anything, be clear on what the property is for, how you will use it, and what you are prepared to spend including taxes and fees. As we covered in our guide to buying costs on the Costa Blanca, a resale purchase in the Comunidad Valenciana typically adds 11 to 14% to the price once transfer tax, notary, registry and legal fees are included. New builds carry 10% IVA and 1.4% AJD. Defining this ceiling early prevents disappointment later.

Step 2: View with local context

Photos and videos are useful, but nothing replaces standing in the space. Try to see properties at different times of day, check sun orientation, parking, access and the condition of shared areas where there are community facilities. If you are viewing from abroad, having someone on the ground who understands construction quality, location value and the questions worth asking saves time and helps you compare honestly.

Step 3: Make an offer and agree heads of terms

Once you find the right property, your agent will present an offer. The offer should cover price, payment structure, furniture and fixtures, preferred completion date and any conditions such as a satisfactory survey or legal check. Do not sign anything binding at this stage without your lawyer reviewing it.

Step 4: Appoint a lawyer and begin due diligence

A Spanish property lawyer checks the land registry title, confirms there are no charges or embargoes, verifies licences for extensions and pools, and ensures community fees and local taxes are up to date. This is also the point to review the energy certificate, the latest IBI receipt and the property's legal status if it has been renovated.

Step 5: Reserve the property

Once legal checks look clear, a reservation agreement and a small deposit, often 3,000 to 6,000 euros, secures the property off the market for a fixed period, usually two to four weeks. This deposit is typically held by the agent or your lawyer and is later deducted from the purchase price.

Step 6: Arrange finance if you need it

Spanish banks generally lend up to 60 or 70% of the value or price for non-residents, and sometimes more for residents. A mortgage valuation takes one to two weeks, and the bank will need documentation to approve the loan. Build this time into your schedule and remember that mortgage costs, including valuation and arrangement fees, sit outside the purchase price.

Step 7: Sign the private purchase contract

The contrato privado de compraventa, sometimes called the arras, sets out the full terms. At signing you typically pay 10% of the purchase price, less any reservation deposit already paid. This contract is binding: if you withdraw you usually forfeit the deposit, and if the seller withdraws they normally return double.

Step 8: Complete at the notary

Completion takes place at a Spanish notary office, where the escritura pública is signed and the balance of funds is transferred. Your lawyer, the seller, and the bank if there is a mortgage will usually attend. After completion the deed goes to the land registry and taxes are paid.

Step 9: Register, connect utilities and settle in

Once the deed is registered, the final step is practical: change utility contracts, set up internet, arrange insurance and connect with local services. If the property will be used part of the year, this is also the moment to put garden, pool and maintenance support in place.

How we help

We act as your independent representative throughout the journey. We help refine your brief, coordinate viewings, review properties with a practical eye, compare quotations from lawyers and surveyors, and keep the schedule moving while you are not in Spain. You remain in control of every decision; we make sure those decisions are well informed and timely.

Every purchase is different, and the timeframes above are a guide rather than a guarantee. Tax rules, local processes and bank requirements change, so confirm the details with your lawyer and tax adviser for your specific purchase.