Viewing a property in Spain: what should you pay attention to?

Viewing a property in Spain: what should you pay attention to?Buying Real Estate
  • 20.05.2025
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Viewing a Property in Spain: What Should You Pay Attention To?

Spain has long been a favorite destination for property seekers, whether they're looking for a sun-kissed holiday home, a savvy investment, or a fresh start in a vibrant culture. However, viewing a property in Spain involves nuanced considerations that differ from those in other countries. Making an informed decision requires more than just appreciating a stunning sea view or falling in love with picturesque streets; it's about careful examination, legal diligence, and future-proofing your investment. In this comprehensive guide, we delve into the vital aspects you must pay attention to when viewing a property in Spain, equipping you with knowledge to ensure your real estate journey is successful, secure, and satisfying.

Table of Contents

Preparing for Your Property Viewing

Before stepping foot on Spanish soil or entering a property, adequate preparation sets the stage for a productive viewing experience. Gather information about the specific areas you are interested in, clarify your needs, set your budget, and understand any legal or financial prerequisites for foreign buyers.

Setting Your Priorities and Budget

Start by defining exactly what you want from your Spanish property. Is it a holiday home, a buy-to-let investment, or a permanent residence? Your purposes will shape the type of property and location you target. Be realistic about how much you can afford, considering not just the purchase price but also additional taxes, buying costs, and ongoing expenses like community fees or maintenance. Factor in currency exchange fluctuations if your assets are not in euros.

Engaging Professional Support

  • Local Agents: Work with licensed, reputable real estate agents who know the local market. They can provide invaluable guidance and ensure you aren’t overpaying.
  • Legal Advisors: Spanish property law is complex and differs from other countries. Engage an independent bilingual lawyer early in the process to protect your interests.
  • Financial Advisors: Consult with a financial specialist about mortgages and taxation, especially if you need financing as a non-resident.

Documentation and Requirements

Foreign buyers must obtain an NIE (Número de Identidad de Extranjero), a foreigner’s identification number required for all property transactions. Research the process ahead of time, as lacking an NIE can delay or prevent a purchase.

Understanding the Spanish Property Market

Spain’s property market is diverse and dynamic, with fluctuating prices and trends that vary by region. Townhouses on the Costa del Sol, city apartments in Barcelona, rustic fincas (farmhouses) in Andalusia—all have unique features, legal frameworks, and market expectations.

Market Trends and Timing

Monitor market trends in the regions that interest you, considering indicators such as price per square meter, recent developments, and local demand. Seasonality can impact availability and pricing; certain times of year may offer more deals or better choices, particularly after the tourist high season.

Distinguishing Between New and Resale Properties

  • New Build: Contemporary designs, energy efficiency, and modern amenities, but be wary of off-plan purchases—review the developer’s credentials and guarantee policies.
  • Resale: More character, established neighborhoods, and sometimes better value, but pay close attention to maintenance issues and legal clarity.

Regional Differences

There are stark contrasts between buying in purely Spanish regions and international hotspots. Some areas have more robust infrastructure for foreigners, while others offer more authenticity but may present linguistic or bureaucratic challenges.

Location Matters – Choosing the Right Area

The maxim "location, location, location" holds especially true in Spain, where the scenery and lifestyle change dramatically within small distances.

Proximity to Services and Amenities

  • How close is the property to supermarkets, hospitals, banks, and schools?
  • Are there public transport options, and how easy is it to get to the airport or city center?
  • What’s the local vibe? Is it lively in the summer but abandoned in the winter?

Neighborhood Safety and Quietness

Check local crime statistics and talk to neighbors for insider insights. A property that feels tranquil in the afternoon may be near a noisy bar or tourist zone that comes alive at night.

Future Urban Developments

Research town hall (Ayuntamiento) plans for new infrastructure, roads, or building projects nearby, which could positively or negatively affect the property’s value. Ask about zoning restrictions and any known planning permissions granted for adjacent plots.

Natural Risks

In some regions, natural hazards such as forest fires, flooding, or landslides are considerations. Inquire about local history, insurance costs, and any remedial work done.

The Expat Community

If you seek integration with other foreigners for support and socializing, research the local expat community and its activity level. Forums, local Facebook groups, and international publications can provide valuable information.

One of the most critical aspects of property purchase in Spain is ensuring legal clarity. Many buyers have encountered difficulties due to properties with unclear legal status, unresolved debts, or lack of correct permits.

Key Legal Documents to Review

  1. Escritura de Compraventa (Title Deed): Confirms legal ownership and property boundaries. Compare the physical property with the deed details to spot discrepancies.
  2. Nota Simple: An updated extract from the Land Registry that confirms the owner, property description, and any debts, mortgages, or charges on the property.
  3. Cadastral Certificate (Certificado Catastral): Details the property’s official location, size, and use for tax and regulatory purposes. Watch for differences between the Cadastral and Land Registry data.
  4. Habitability Certificate (Cédula de Habitabilidad): Certifies the property meets minimum standards for living. Not necessary in all regions, but important for rentals and property value.
  5. Energy Performance Certificate (Certificado de Eficiencia Energética): Required for all property sales since 2013, showing energy consumption. Poor ratings may mean higher utility bills and renovation costs.

Debts and Encumbrances

Ensure that the property is free of outstanding debts such as unpaid utility bills, community fees, or municipal taxes. In Spain, debts can sometimes transfer to the new owner.

Building Permissions and Usage Rights

  • Verify that all parts of the property (extensions, terraces, pools, garages) are fully legalized and registered.
  • Check usage rights, especially for rural fincas; illegal dwellings can be targeted for demolition by authorities.

Role of the Notary

While the notary assists in verifying documentation and registering the sale, they do not protect the buyer’s interests. Always have your lawyer independently verify the legal status of the property before any deposits are paid.

External Factors to Review

The visual appeal of a property’s exterior often drives first impressions, yet there is much more to investigate underneath the surface.

Building Structure and Condition

  • Assess the state of the roof, walls, balconies, terraces, and external render.
  • Look for visible cracks, water damage, mold, or signs of subsidence.
  • Older properties may require significant restoration or ongoing upkeep—factor these costs into your budget.

Communal Areas and Shared Responsibility

If the property is in a development, urbanization, or apartment block, inspect shared areas such as gardens, pools, walkways, elevators, and staircases. Their condition reflects on the management and affects your comfort and costs. Ask for recent meeting minutes of the Comunidad de Propietarios to review any upcoming works or disputes.

Orientation, Views, and Outdoor Space

  • Which direction does the property face? In hotter climates, north-facing properties can be cooler in summer, while south-facing enjoy more sun in winter.
  • Check for noise or eyesores in the view—busy roads, construction sites, or unsightly neighboring buildings.
  • Outdoor spaces (terraces, gardens, patios) should have usable layouts and privacy. Consider security measures for ground-floor apartments or isolated homes.

Parking and Accessibility

Ask if there’s allocated or private parking. In crowded towns or seaside areas, parking can be scarce and pricey. Ensure property access is straightforward, even during peak season or adverse weather.

Internal Assessment – The Property Itself

A thorough internal property inspection helps uncover hidden issues and ensures the layout suits your practical and lifestyle needs.

Layout and Room Sizes

  • Do bedrooms, bathrooms, and living spaces meet your requirements for functionality and comfort?
  • Are rooms well-lit with natural light, and is the circulation of air adequate for the climate?
  • Are there awkward spaces, odd angles, or low ceilings, especially in converted properties?

State of Installations

  1. Plumbing: Test taps, showers, and toilets for water pressure and drainage. Inspect under sinks for leaks or mold. In older properties, inquire about pipe materials and any recent upgrades.
  2. Electricity: Turn on lights, test sockets, and ask about the capacity of the electrical system. Check for a modern fuse box and certificates of conformity (boletín eléctrico).
  3. Heating and Cooling: Inquire about air conditioning, underfloor heating, or radiators. Older homes may lack central heating or require updates for energy efficiency.
  4. Internet and Telecommunications: High-speed internet or fiber optic connections can be limited in some rural or remote areas. Ask about availability and alternative providers.

Fixtures, Fittings, and Appliances

  • Clarify what is included in the sale (kitchen equipment, wardrobes, lighting fixtures, furniture).
  • Assess the age and condition of included items. Replacing quality fixtures or appliances can be a significant expense.

Signs of Damp, Infestation, or Poor Maintenance

  • Look for water stains on ceilings and walls, musty odors, peeling paint, and bulging plasterwork.
  • Check for evidence of pests such as termites, cockroaches, or rodents. Historic areas and rustic fincas can be prone to infestations if not carefully maintained.

Security Features

  • Are there robust locks, security alarms, or grilles on doors and windows?
  • Is the area prone to burglary? Ask local police or residents for advice.
  • Urbanizations may offer perimeter security or private patrols; verify the coverage and reliability.

Community Fees and Shared Facilities

Many Spanish properties, especially apartments or gated communities, are subject to communal charges. These must be clearly understood and budgeted for.

Understanding Community Fees (Gastos de Comunidad)

  • Fees contribute to maintenance, cleaning, gardening, pool, and building insurance.
  • Ask for the annual cost per unit and frequency of payments.
  • Request recent accounts and meeting minutes for transparency on spending, upcoming work, or legal disputes.

Facilities and Rules

  • Find out which shared facilities you’ll have access to (pools, tennis courts, gyms).
  • Understand any rules (quiet hours, pet ownership, holiday rentals) that may affect your lifestyle or rental yield.
  • Check for any pending special assessments or debts incurred by previous owners, as you may become responsible for these upon purchase.

Community Governance

How is the community managed? Effective administration usually means better upkeep and fewer disputes. Inquire about the existence of a professional administrator (Administrador de Fincas) and frequency of meetings.

Technical Inspections and Required Surveys

Investigating technical integrity protects you from post-purchase surprises and adds a layer of security to your investment.

Why Get a Home Survey?

Unlike some countries, Spain does not mandate a technical survey before property purchase, and many buyers skip this step. However, a survey by an accredited architect or technical expert can uncover hidden structural, electrical, or damp issues and estimate costs for any repairs required.

Types of Surveys

  • Basic Survey: Checks visible issues in the property’s structure, installations, and finishes. Suitable for newer buildings or apartments in well-maintained complexes.
  • Full Structural Survey: Full top-to-bottom assessment covering walls, foundations, roofs, floors, and outbuildings—essential for older homes, country houses, and those showing signs of deterioration.
  • Specialized Inspections: For woodworm, asbestos, lead pipes, or issues with septic tanks and wells (common in rural properties).

Reviewing Survey Results

Discuss outcomes in detail with your surveyor. Use the findings as bargaining points in negotiations if repairs or upgrades are necessary, or to walk away if the issues are extensive.

Energy Performance Certificate

As noted before, an energy certificate is a legal requirement, offering insight into ongoing costs and possible upgrades for efficiency (ventanas de doble acristalamiento – double-glazed windows, better insulation, solar panels, etc.).

Investment Potential and Resale Value

Whether your aim is rental income, capital growth, or both, the return on investment (ROI) is a key consideration. Even for those buying primarily for personal use, understanding future value is wise.

Rental Market

  • Check the current demand for holiday or long-term rentals in your area of interest. Tourist hotspots have different dynamics from university towns or working cities.
  • Research local rules around holiday lets (alquiler vacacional), as some regions strongly restrict or regulate this activity (e.g., Mallorca, Barcelona).
  • Estimate achievable rental yields based on recent data and occupancy rates.

Long-term Capital Appreciation

  • Study recent price trends and forecasts for your area; areas with infrastructure improvements or increased connectivity often appreciate faster.
  • Ask agents about buyer profiles—are prices being driven by locals or foreign investors, and what are the risks?
  • Investigate any scheduled changes to property taxes or government incentives/regulations that may affect the resale environment.

Liquidity

Some Spanish regions experience “illiquid” markets, where properties remain on the market for years. Ask your agent for “average days on market” and resale strategies to avoid being caught out should you need to sell rapidly.

Practical Considerations – Utilities and Amenities

Having a stunning home is only half the equation; daily living standards depend heavily on practical matters often overlooked during initial viewings.

Water and Electricity Supplies

  • Confirm the property is connected to mains water and electricity. In some rural areas, supply is not guaranteed, especially in times of drought or heatwaves.
  • Check water pressure and ask about seasonal interruptions or rationing.
  • Review recent utility bills to assess the cost and reliability of supplies.

Sewerage and Waste Management

In rural or older properties, septic tanks or cesspits may be standard. Verify the system’s condition, maintenance requirements, and compliance with environmental regulations. In urban areas, understand the local garbage collection schedule and recycling policies.

Communications and Internet Access

  • High-speed broadband availability can be patchy, especially away from cities and coastal resorts. Ask for speed test results and alternatives (satellite internet, mobile coverage).
  • Landline and TV connections may require installation or upgrades.

Local Facilities

  • Healthcare access: Nearest clinic, pharmacy, or hospital, and language proficiency among staff.
  • Educational options: Local schools, international schools, and childcare facilities. For families, research waiting lists and entrance requirements.
  • Leisure amenities: Gyms, golf courses, beaches, hiking routes, social centers.

Negotiating and Due Diligence

Even if you fall in love with a property, the deal isn’t done until all the background work is complete and terms are agreed upon.

Price Negotiation

Spanish property prices are almost always negotiable. Use your agent to gauge seller motivation, assess recent comparables, and factor in any required repairs or legalities to drive the price to fair market value.

Reservation and Deposit Contracts

  • The usual process involves an initial reservation fee (often €3,000–€6,000) to remove the property from the market during negotiation.
  • A private contract (contrato de arras) is then signed with a typically 10% deposit. Ensure your legal advisor reviews this carefully, as penalties apply if either party withdraws.

Due Diligence Before Completion

  1. Confirm the property is debt-free or all liabilities are accounted for.
  2. Verify all paperwork and permissions are validated by your lawyer and notary.
  3. Finalize financing and insurance before completion day with your bank or broker.
  4. Inspect the property again right before signing, to ensure no last-minute surprises or removal of included items.

Final Signing and Registration

  • The completion takes place at a notary, where the new deed is signed, funds are transferred, and keys exchanged. Ensure you receive official receipts and copies.
  • The notary registers your ownership with the Land Registry; this is the final, legal proof of your title. This process can take several weeks—follow up to confirm completion.

Conclusion – Making the Right Choice

Buying property in Spain is a rewarding but complex adventure, blending sunshine and lifestyle with legal and financial due diligence. The most successful buyers are well-prepared, patient, and inquisitive, never rushing through the process or overlooking inconvenient facts. By paying diligent attention to legalities, location, technical quality, community regulations, costs, and the practicalities of daily life, you protect yourself from pitfalls and set the stage for years of satisfaction, either as a resident or investor.

Always rely on professional support—independent lawyers, experienced agents, and, where necessary, surveyors. Ask questions, check everything twice, and never be afraid to walk away from a deal that doesn’t pass muster. The Spanish property market rewards those who blend passion with prudence. With the right approach, your property viewing can lead to an inspired purchase and a fulfilling new chapter in Spain’s diverse and beautiful landscape.

Remember: every viewing is an opportunity to learn not only about bricks and mortar but also about your own needs and expectations. Take pictures, make notes, trust your advisors, and, above all, take your time.

Bienvenido a tu nueva vida en España—may your property search be both enlightening and successful!

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