Buying a house in A Coruña

Buying a house in A CoruñaRegions & Locations
  • 19.05.2025
  • 153 Views

Buying a House in A Coruña: The Ultimate Guide

Purchasing a home is one of life’s most significant milestones, and the city of A Coruña in the northwest region of Spain presents an attractive proposition for both local and international buyers. Whether you’re seeking a charming apartment in the bustling city center, a seaside villa with stunning ocean views, or a traditional Galician stone farmhouse in the lush countryside, A Coruña offers a unique mix of options that blend contemporary living with historical and cultural richness.

In this comprehensive guide, we will explore every aspect of buying a house in A Coruña, providing you with actionable insights, detailed explanations, and examples to help you navigate the process with confidence.

Table of Contents

Why Buy a House in A Coruña?

A Coruña, often referred to as the “Jewel of the Atlantic,” stands out as one of Spain’s most dynamic yet relaxed cities. Its rich Roman and medieval history interweaves with modern development, vibrant culture, and breathtaking coastal landscapes. Buying a house here offers a blend of lifestyle advantages that are difficult to find elsewhere:

  • High Quality of Life: The city boasts clean air, lively cultural scenes, and a friendly atmosphere.
  • Strategic Location: Proximity to other major Galician cities like Santiago de Compostela and Lugo, as well as connections to Madrid and other European destinations.
  • Economic Stability: As a port city with diversified industries, A Coruña is economically robust.
  • Medical and Educational Facilities: Modern healthcare and internationally recognized universities and schools.
  • Natural Beauty: Pristine beaches such as Orzán and Riazor, the scenic Marina promenade, and verdant parks.
  • Cost of Living: Lower real estate and living costs compared to larger Spanish cities like Madrid and Barcelona.

These factors make A Coruña a compelling place for both investment and personal residence.

Understanding the Real Estate Market in A Coruña

A Coruña’s real estate market has evolved significantly over the past decade. The city has seen fluctuating demand patterns, buoyed by increasing interest from domestic buyers and a growing community of international residents and investors. In this section, we provide an in-depth analysis of the current market landscape to inform your buying decisions.

Market Trends and Dynamics

The real estate market in A Coruña is distinguished by moderate price growth, a steady supply of new and resale properties, and resilience to economic fluctuations. Between 2015 and 2023, the average price per square meter has shown consistent, albeit modest, appreciation. The COVID-19 pandemic caused a temporary slowdown but the market rebounded in 2022, aided by the shift toward remote work and renewed interest in less densely populated cities.

  • Average Property Prices: As of 2024, average prices in the city center hover around €2,200-€2,800 per m². In suburban and outskirt areas, prices can fall to €1,500-€2,000 per m².
  • Types of Buyers: The market is driven by local families, professionals seeking urban convenience, retirees, and a notable segment of foreign buyers from the UK, Germany, France, and increasingly the USA.
  • Popular Property Types: Apartments and flats dominate city center listings, while townhouses and chalets are sought after in surrounding districts and suburbs.

Economic Factors Impacting the Market

Local infrastructure investments, government incentives for home buyers, and the city’s burgeoning technology and tourism sectors play significant roles in shaping real estate trends. The introduction of new developments, particularly in areas like Matogrande and Eirís, has influenced supply and demand dynamics. Additionally, low interest rates and accessible financing have made property ownership attractive for a diverse buyer pool.

Seasonality and Timing

The property market in A Coruña typically enjoys increased activity in spring and autumn, as buyers aim to settle before summer vacations or the new school year. Understanding these seasonal swings can help buyers time their purchase for the best selection and possible negotiation leverage.

Types of Properties Available

A Coruña offers a varied real estate portfolio, reflective of its layered history and diverse urban-rural landscapes. Knowing your options will help match your needs to the right property.

Urban Apartments and Flats

Modern high-rises, elegant turn-of-the-century buildings, and redevelopment projects dominate the inner city. These properties are especially popular for those prioritizing accessibility to amenities, nightlife, and business districts.

  • Pros: Proximity to services, security, often updated interiors, excellent rental potential.
  • Cons: Higher price tags, limited outdoor space, parking may be separate.

Townhouses and Chalets

Areas such as Los Castros, O Castrillón, and Someso boast townhouses and modern chalets with small gardens or terraces. These are ideal for families, blending space, privacy, and accessibility.

Historic Houses and Stone Farmhouses ("Casas de Aldea")

Venture beyond the city limits and discover stately manor homes, Galician stone farmhouses, and properties with lush land plots. These offer charm and character, though they may require renovation.

  • Pros: Authentic architecture, larger plots, tranquility.
  • Cons: Higher maintenance, potential for restoration requirements, distance from urban services.

Coastal Villas

Along the Rías Altas and beaches north and west of the city, coastal villas provide spectacular ocean views and direct access to nature. These are premium properties suitable for luxury buyers or those craving the sea breeze.

New Developments

Several institutional and private developers have recently invested in eco-friendly communities and complexes with pools, gyms, and concierge services, especially in expanding districts like Matogrande and Novo Mesoiro.

  • Pros: Modern amenities, energy efficiency, lower maintenance initially.
  • Cons: Higher upfront cost, often located further from historical center.

Navigating the legal landscape is essential to ensure a smooth, risk-free transaction. Spanish property law is robust, and understanding its provisions, as they apply in Galicia and A Coruña, is fundamental.

Step-by-Step Legal Process

  1. Reservation Contract ("Contrato de Reserva"):

    This preliminary agreement, typically accompanied by a modest deposit (from €3,000 upwards), removes the property from the market while lawyers verify its legal standing.

  2. Due Diligence & Legal Check:

    Your lawyer will verify:

    • The property’s title deed (escritura)
    • No outstanding debts or charges (from the Land Registry, “Registro de la Propiedad”)
    • Current urbanistic situation and compliance with planning regulations
    • Utility supplies and energy certification (CEE)
    This phase is crucial for spotting irregularities, unauthorized constructions, or disputed boundaries.

  3. Private Purchase Agreement ("Contrato de Arras"):

    This contract formalizes the intent to buy/sell. A deposit (commonly 10% of the purchase price) is paid, and the terms—including timing and responsibility for additional costs—are established. Spanish law stipulates that if the buyer pulls out without justification, the deposit is lost; if the seller reneges, they must return double the deposit.

  4. Final Deed of Sale ("Escritura Pública de Compraventa"):

    Executed before a notary public, this document officially transfers ownership. The balance is paid, and the buyer receives the property’s keys.

  5. Registration:

    The notary will notify the Land Registry, but you must follow up to ensure your ownership is formally recorded. Only then is the transaction legally complete.

Using a Lawyer (Abogado)

Legal advice is indispensable (and particularly for international buyers). Your lawyer will:

  • Translate contracts if required
  • Act as your fiscal representative before the Spanish tax authorities
  • Advise on inheritance, rental, or investment implications
Good legal counsel costs from €1,000 to €2,500, depending on property complexity.

Power of Attorney

If you can't be present for every stage, you may appoint a Spanish lawyer or trusted proxy to sign documents and manage the process via a power of attorney. Notarization and legalization are required.

Key Things to Watch For

  • Laws regarding “horizontal property” in apartments
  • Community of owners' association by-laws, debts, or upcoming charges
  • The “cédula de habitabilidad” (certificate certifying that the property is fit for living)

Financing Options and Mortgages

Careful financial planning is critical before making a property commitment. Buyers in A Coruña can choose from several financing methods and mortgage options.

Mortgages in Spain: Essentials

Major Spanish and international banks offer a range of mortgage products tailored for both nationals and expats. The typical mortgage (hipoteca) will cover up to 70-80% of the property's appraised value for residents, with lower percentages available to non-residents.

  • Mortgage Terms: Most Spanish mortgages are for up to 30 years, with variable or fixed interest rates.
  • Interest Rates: Variable-rate mortgages (linked to Euribor) remain popular, but fixed rates provide stability. Rates in 2024 average between 2-4% for fixed and 1.5-3% for variable.
  • Documentation: Proof of income, tax returns, bank statements, existing loan details, and, for non-residents, sometimes a larger deposit and more rigorous checks.

Financing for Foreigners

Non-resident buyers usually face stricter criteria—typically, a maximum of 60-70% loan-to-value. Banks will require a NIE (Número de Identidad de Extranjero), passport, proof of income, and regular banking documentation.

Mortgage Fees and Approval Process

Application fees and associated costs (appraisal, notary, mortgage tax, arrangement fees) may amount to 2-3% of the loan amount. Approval can take 2-6 weeks, depending on the lender and buyer profile. Working with local mortgage brokers can help streamline this process and compare offerings.

Alternative Financing Strategies

  1. Personal loans: Suitable for smaller purchases such as rural or renovation projects.
  2. 100% cash purchase: Straightforward but requires full liquidity; reduces complexity and transaction time.
  3. Developer finance: In the case of new-builds, some developers offer attractive packages.

Budgeting and Additional Costs

In addition to the purchase price, various costs and taxes must be anticipated. Spain’s property transaction costs are among the highest in Europe, so accurate budgeting is crucial.

Key Additional Costs

  • Transfer tax ("Impuesto de Transmisiones Patrimoniales", ITP): For resale properties in Galicia, rates in 2024 stand at 10%, with reduced rates possible for first-time homebuyers or younger buyers under certain conditions.
  • Notary fees: €600-€1,200, depending on property value and deed complexity.
  • Land registration fees: €300-€800.
  • Legal fees: €1,000-€2,500 (see earlier section).
  • Bank/mortgage setup fees: 1-2% of property price if not already included.
  • Valuation/appraisal fees: €300-€600.
  • IVA (VAT): Only applicable on new builds (10% plus 1.5% stamp duty).
  • Ajuntamiento fees: Minor local fees—garbage collection, registration, etc.

Ongoing Costs of Ownership

  • Annual property tax ("Impuesto sobre Bienes Inmuebles", IBI): Typically 0.4-1.1% of cadastral value.
  • Community fees: For apartments, ranging from €300 to several thousand euros annually depending on building amenities.
  • Insurance: Building and contents insurance—typically €200-€700 per year.
  • Utilities: Electricity, water, gas, internet—comparable to broader Spanish averages.

Example Budget Breakdown

For an apartment purchased at €250,000:

  • Transfer tax (10%): €25,000
  • Notary, lawyer, registry: €2,500
  • Mortgage arrangement: €2,500
  • Appraisal, insurance, incidentals: €1,000
  • Total: €31,000 in taxes and fees in addition to the purchase price

Always allow at least 12-13% over the sale price for complete cost estimation.

Working with Real Estate Agents

A well-connected, professional agent (“inmobiliaria”) can simplify your search, provide access to unpublished listings, and guide you through the purchase process. In A Coruña, most agencies are bilingual and increasingly focused on international clients.

Choosing the Right Agent

  • Look for certifications—APIs (“Agente de la Propiedad Inmobiliaria”) are licensed professionals.
  • Ask for references and recent sales in your preferred neighborhoods.
  • Ensure they are familiar with your language, if Spanish is not your first.
  • Clarify their commission rates—typically 3-5%, usually paid by the seller, but check upfront.
  • Seek personal recommendations or online reviews.

Agent Services

Competent agents will:

  • Listen to your requirements and budgetary constraints
  • Arrange tailored viewings
  • Assist with negotiations and offers
  • Coordinate with lawyers, notaries, and banks
  • Help manage post-sale paperwork (utility contracts, community administration)

Off-Market and Exclusive Listings

Some prime properties never hit public portals due to sellers' privacy or preference for discreet marketing. Networked agents may offer you first look at these unique opportunities.

Inspecting and Evaluating a Property

Thorough inspection is fundamental—protecting you from hidden defects, unexpected renovation costs, or legal complications.

What to Look For

  • Structural soundness—check for cracks, moisture, roof and foundation integrity
  • Plumbing and wiring—are they modern and compliant with codes?
  • Heating/cooling—presence of central heating, air conditioning, or energy certifications
  • Windows and insulation—crucial in Galicia’s cool, rainy climate
  • Condition of communal areas (if applicable)—lobby, stairs, elevator, façade

Professional Surveys

Hiring a qualified surveyor (“perito”) for a technical report can save tens of thousands in unforeseen repairs. This is especially advisable for older or rural houses where problems may not be visible at first glance.

Evaluating Neighbourhood and Amenities

Assess walkability, local transport connections, presence of schools and supermarkets, noise levels, and future urban development plans that may affect the area’s value or tranquility.

Example: Inspection Checklist

  1. Exterior: façade, roof, window frames, water drainage
  2. Interior: floors, ceilings, electrical sockets, sanitary fittings
  3. Legal: Title deed, no outstanding community fees or debts
  4. Technical: Structural engineers' report (if rural or historic property)

Neighbourhoods and Areas: Where to Buy

A Coruña’s varied districts each have their own identity, property market, and lifestyle characteristics. Here we profile the city's most sought-after and emerging areas.

City Centre (Centro, Ensanche, Pescadería)

  • Features: Historic buildings, bustling shops, restaurants, nightlife, proximity to the main beaches (Orzán, Riazor).
  • Property Type: Apartments and penthouses, often with period features.
  • Typical Buyer: Young professionals, investors, urban families.

Monte Alto and Ciudad Vieja

  • Features: Oldest area, picturesque streets, proximity to Torre de Hércules, authentic Galician flavor.
  • Property Type: Refurbished apartments or historic townhouses.
  • Typical Buyer: Culture lovers, history buffs, expat retirees.

Elviña, Matogrande, and Eirís

  • Features: Modern developments, family-friendly, larger homes, green spaces, good schools.
  • Property Type: Townhouses, new-build apartments, semi-detached homes.
  • Typical Buyer: Young families, commuters.

Zona de Oza, Los Castros, Castrillón

  • Features: Residential, quieter, close to major hospitals, diverse supermarkets, and schools.
  • Property Type: Well-sized apartments, some independent chalets.
  • Typical Buyer: Middle-aged professionals, retirees.

Periphery and Coastal Corridors

  • Features: Outlying villages (Oleiros, Sada, Culleredo) offer larger homes, gardens, and sea views within 20 minutes of city center.
  • Property Type: Villas, chalets, Galician farmhouses.
  • Typical Buyer: Those seeking tranquility, nature lovers, remote workers.

Up-and-Coming Areas

Districts like Mallos, Os Rosales, and Labañou are attracting younger buyers due to lower prices and improving local amenities. These may offer attractive capital appreciation potential.

Guide for International Buyers and Expats

Foreign buyers, whether moving for work, retirement, or investment, benefit from a welcoming environment but must observe some special considerations.

Legal and Bureaucratic Requirements

  • NIE Number: The “Número de Identificación de Extranjero” is essential for any property purchase, utility setup, or bank account in Spain.
  • Bank Account: Needed for transfers, mortgage repayments, and service bills; can be opened with a passport and NIE.
  • Visa and Residency:
    • EU/EEA Citizens: Free to buy, move, and reside.
    • Non-EU Citizens: Purchasing does not directly confer residency, but investment above €500,000 may qualify for the Golden Visa program, securing residency and travel within the Schengen Area.

Golden Visa Program

This program is particularly attractive for investors; property purchases above €500,000 (unmortgaged) allow for relatively fast, renewable residency—facilitating family unification, and eventual permanent residency or citizenship eligibility.

  • Advantages: Family inclusion, right to work, travel freedom, no minimum stay required.
  • Requirements: Clean legal record, full property ownership, and sufficient resources.

Common Challenges and Solutions for Expats

  • Language: Most legal work is in Spanish; consider employing bilingual lawyers and agents.
  • Cultural Differences: Spanish business and bureaucratic processes may seem slow or insistently formal—be patient, polite, and persistent.
  • Tax Residency: Understand potential tax liabilities in Spain versus your origin country; consult a cross-border tax expert.

Expat-Friendly Amenities

A Coruña offers English-speaking associations, international schools (Liceo La Paz, Colegio Obradoiro), and a growing digital nomad/remote worker community.

Finalizing Your Purchase

Once your offer is accepted, and the private contract signed, the final phase involves legalization, payment, tax settlement, and post-sale formalities.

Notary and Deed Signing

You (or your legal representative) will meet the seller at the notary’s office for public deed execution. After verifying all documents, identities, and funds, both parties sign the “escritura” and finalize transfer.

Registering Title and Settling Taxes

Within 30 days, the transaction must be filed at the Land Registry and tax paid (ITP or VAT plus stamp duty for new builds). Registration may be managed by your lawyer or gestoría (professional administrative agent).

Transferring Utilities and Community

Next, you’ll need to:

  • Notify and transfer local utilities (electricity, water, gas, internet).
  • Register for IBI and garbage/carting fees at the local Ayuntamiento (council).
  • Introduce yourself to the property’s community administrator and set up payments for communal fees (if applicable).

Home Improvements and Moving In

Depending on your purchase type, you may need to carry out painting, redecorating, or more substantial works. Galicia’s climate makes attention to insulation, roof, and window quality a wise investment.

Living in A Coruña: What to Expect

Beyond the transactional details, what is daily life like for new homeowners in A Coruña? The city’s unique blend of tradition, cosmopolitan flair, and breathtaking scenery offers a rich quality of life.

Cost of Living and Daily Expenses

  • Grocery prices: Slightly below the Spanish average; superb fresh produce and seafood markets.
  • Utilities: On par with or below the Spanish median.
  • Transport: Efficient bus network, moderate taxi costs, cycling is increasingly popular.
  • Dining out: Lively tapas culture; €8-12 for set lunch (“menú del día”), €25-35 for dinner per person at good local restaurants.

Weather and Climate

A Coruña features a mild, maritime climate:

  • Winters: Mild (8-15ºC), rainy, but rarely freezing.
  • Summers: Pleasant (20-26ºC), cooler than Mediterranean Spain, ideal for outdoor living.
  • Rain: The only drawback for some, but it fuels the region’s lush green landscapes.

Cultural Life and Recreation

A Coruña offers year-round cultural programs, including:

  • Music and film festivals
  • Galleries and museums (Museo de Bellas Artes, Domus, Casa de las Ciencias)
  • The iconic promenade—the longest in Europe
  • Vibrant nightlife, especially in neighborhoods such as La Marina and Monte Alto
  • Famed gastronomy—don't miss mariscadas (seafood feasts) and empanadas

Healthcare and Education

Universal public healthcare is excellent; private clinics abound. Several notable primary and secondary schools, plus universities with international programs, are available for families.

Social Integration and Community

Galicians are known for their warmth and hospitality. There is a thriving community of international residents, entrepreneurs, and digital nomads, facilitating easy integration for new arrivals.

Frequently Asked Questions About Buying a House in A Coruña

1. Is it safe for foreigners to buy property in A Coruña?
Yes, Spain has reliable protections for buyers—including non-residents. As long as you secure competent legal representation, property purchases are secure.
2. How long does the buying process take?
On average, 2-3 months from initial search to completion, longer if mortgage approval or due diligence uncovers issues.
3. Are there restrictions on short-term rentals like Airbnb?
Yes. Local regulations have tightened, especially in the city center. Consult the Ayuntamiento and your lawyer before purchasing with the intent to let.
4. What’s the best time to buy?
Spring and autumn offer more choice and less competition than peak summer.
5. Can I buy remotely from abroad?
Yes, via power of attorney and digital documentation, though an initial visit and property inspection remains strongly recommended.
6. What’s the difference between buying new and resale property?
New: VAT (IVA) applies, modern specifications, longer delivery time. Resale: transfer tax, sometimes greater value, but may need updating.
7. What kind of properties are readily available for less than €200,000?
Smaller city apartments, some larger flats in up-and-coming districts, or rural cottages in the periphery.
8. Which areas are the quietest and most family-friendly?
Suburbs like Matogrande, Elviña, and coastal neighboring villages (e.g., Oleiros, Sada).
9. Is public transport reliable?
A Coruña boasts an efficient bus network, and the city is walkable. Outlying areas are served by regional buses and trains.
10. How is the rental market for investors?
Strong for year-round rentals to professionals and students, with above-average yields in central and university districts.

Conclusion

Buying a house in A Coruña means embracing a lifestyle where tradition and modernity coexist, the Atlantic breeze invigorates daily routines, and rich Galician culture infuses every neighborhood. Whether you’re looking for a permanent family home, a luxurious seaside retreat, or a rental investment, the city offers a range of options to suit nearly every taste and budget. Armed with the insights provided in this extensive guide, you are equipped to navigate the market, make informed decisions, and enjoy the journey to homeownership in one of Spain’s most enchanting cities.

Should you decide to take the plunge, remember that careful preparation, expert local support, and an open mind will make your house-hunting adventure—and your life in A Coruña—a resounding success.

Share this post
See all properties