Buying property in Barcelona is an exciting opportunity—but also a complex process, especially for non-residents. Whether you're buying a home or making an investment, this step-by-step guide will help you understand how it works and avoid common pitfalls.

1. Research & Budgeting

Begin by identifying your goals: preferred location, type of property, size, and features. Set a realistic budget, remembering to include additional costs, which typically add 10–13% to the property price.

If financing is required, get pre-approved for a mortgage. Spanish banks typically lend up to 70–80% of the property's value for non-residents, with the remainder covered by your own funds.

2. Making an Offer

Once you find a suitable property, you can submit an offer. If the seller agrees, you'll sign a Reservation Agreement ("Reserva") and pay a deposit, typically €3,000–€5,000.

The deposit is non-refundable if you back out without cause, but refunded if legal or structural issues prevent the sale.

3. Signing the “Arras” Contract

Within 10–15 days, you’ll sign a Contrato de Arras, a private agreement confirming the deal. This includes:

  • A 10% deposit of the agreed price

  • Terms of the sale and timeline (usually 1–3 months)

If you cancel, you lose the deposit. If the seller cancels, they must return double the amount.

4. Finalizing Your Mortgage

If you’re using a mortgage, now is the time to finalize it. You'll provide:

  • Proof of income and tax returns

  • Additional documentation as requested

The bank will carry out a property valuation, which helps determine your final loan amount and terms.

5. Signing the Title Deed (“Escritura”)

The sale is formalized by signing the title deed at a notary's office. On this day:

  • You pay the remaining balance

  • Ownership is legally transferred

  • You receive the keys to your new property

The notary ensures the legal validity of the sale.

6. Taxes & Fees

After the signing, several mandatory costs apply. These vary depending on whether you're buying a resale or a new build:

For Resale Properties (ITP):

In Catalonia, the Property Transfer Tax (ITP) is progressive:

Property Price ITP Rate Up to €600,000 10% €600,001 to €1,000,000 11% (on the portion above €600,000) Over €1,000,000 11.5% (on the portion above €1,000,000)

Example for a €900,000 property:

  • €600,000 × 10% = €60,000

  • €300,000 × 11% = €33,000
    Total ITP = €93,000

For New Build Properties:

  • VAT (IVA): 10% of the purchase price

  • Stamp Duty (AJD): 1.5% of the purchase price

Other Costs:

  • Notary and Land Registry fees: approximately 1–2%

  • Legal and administrative fees (lawyer, gestor): typically €1,000–€3,000

7. Registering the Property

After the deed is signed, your lawyer will register the property in your name with the Land Registry—officially recognizing you as the legal owner.

8. Post-Purchase Tasks

Once you're the owner, remember to:

  • Set up or transfer utilities (electricity, water, internet)

  • Arrange for payment of community fees if applicable

  • Pay annual IBI (property tax), issued by the local council

Additional Requirements for Non-Residents

  • You must obtain an NIE (Foreigner Identification Number) before purchasing

  • If buying in a foreign currency, consider exchange rate impacts and fees

  • It’s highly recommended to work with a local lawyer familiar with purchases by non-residents