A guide for Irish buyers
Buying on the Costa del Sol,
explained simply.
There is a process to buying in Spain, and once you understand it, it is far less daunting than it sounds. Here is how it works, and where we come in.
The steps, start to finish
A typical purchase runs about six to twelve weeks from agreed offer to completion.
Get your NIE
A Spanish tax identification number, needed to buy, open a bank account or set up utilities. It can be arranged before you sign anything.
Appoint an independent lawyer
Your own lawyer, not one suggested by the seller, checks the property's legal status, debts and licences, and can even complete on your behalf by power of attorney. We introduce you to expert, English-speaking legal teams on the coast that we trust.
Reserve the property
A small holding deposit takes it off the market while your lawyer does their checks.
Sign the deposit contract (arras)
Usually a 10% deposit. This locks in the deal, if the seller pulls out, they repay you double. You typically have 30 to 60 days to complete.
Complete at the notary
The public deed (escritura) is signed before a notary, the balance is paid, and the keys are yours. You can do this remotely if you prefer.
Register your ownership
The deed is filed at the Land Registry to protect your title. Job done.
What it costs, beyond the price
As a rule of thumb, budget around 10% to 13% on top of the purchase price for taxes and fees. In Andalusia, the headline figures are:
| Cost or tax | Roughly |
|---|---|
| Transfer tax (ITP) on a resale home | 7% of the price |
| VAT (IVA) on a new-build home | 10%, plus 1.2% stamp duty |
| Independent lawyer | ~1% of the price |
| Notary and Land Registry | a few hundred to ~€1,500 |
Want these numbers for your own budget? Use the cost calculator to see the full breakdown at any price.
If you need finance
Spanish banks lend to Irish buyers as non-residents, typically 60 to 70% of the purchase price. We work with finance partners on the coast who arrange these mortgages for Irish buyers and can get you approval in principle before you book a viewing trip, so you search with your real budget. The full picture is in our guide to Spanish mortgages for Irish buyers.
A few things worth knowing
- You do not need Spanish residency to buy. Non-residents buy freely on the coast every day.
- The Golden Visa scheme ended in 2025, but it never mattered for most buyers, and it does not affect your right to own a home here.
- Currency matters. Moving euro from an Irish account is simple, but timing and exchange can add up on a large purchase, we can point you to sensible options.
Talk to us about your purchaseDownload the 12-step checklist (PDF)