AURIGA REALTY – BUYER’S GUIDE
A secure, elegant and professional journey to your new home in Spain
Purchasing a property in Spain is not merely a transaction — it is a lifestyle decision. It may represent a dream home in the sun, a strategic investment, or the beginning of a new chapter in life. Regardless of your motivation, Auriga acts as your trusted partner from first contact to key handover.
We operate through a premium process in which every step is carefully structured, transparent and tailored to your individual needs. Our objective is to ensure that you experience clarity, confidence and peace of mind throughout the entire purchasing journey.
STEP 1 – Initial contact and understanding your needs
The buying process begins with a conversation in which we listen attentively. We take the time to understand your lifestyle, how you intend to use the property, what matters most to you in daily life and what inspires you. This goes beyond budget and location — it is about the life you wish to create in Spain.
Auriga works in an advisory, structured and highly personal manner. We do not simply present properties; we analyse, filter and curate a selection that aligns with your preferences, your pace and your long-term objectives. This approach ensures a secure and inspiring process, from first contact to final signature.
STEP 2 – NIE, legal structure and financing
Before a purchase can be completed, the legal framework must be in place. Together, we ensure that all prerequisites are properly addressed.
NIE – your legal identity in Spain
A NIE number (Número de Identificación de Extranjero) is mandatory for:
purchasing property
taxation
opening a bank account
utilities (electricity, water, gas)
insurance
any future sale of the property
It is a personal identification number for non-Spanish residents.
A NIE can be obtained in three ways:
via a lawyer with power of attorney (most common and fastest)
through the Extranjería office in Spain
through a Spanish embassy in your home country
We ensure that the process runs smoothly and that your NIE is issued well in advance of the purchase.
(📎 See Appendix 1 – How to obtain a NIE)
Private purchase or company purchase
Together, we assess whether the acquisition should be made privately or through a corporate structure. Most buyers purchase privately, as this is simpler, more cost-effective and involves less administration. For larger investments, rental operations or complex tax considerations, a company purchase may be more appropriate.
Financing – the overall perspective
If you plan to obtain a mortgage, we guide you through how Spanish banks assess income, liabilities and documentation. Spanish banks evaluate your global financial position, meaning your income must support both existing loans abroad and any Spanish mortgage simultaneously.
A comprehensive explanation of the financing process is provided in:
📎 Appendix 2 – Financing in Spain
STEP 3 – Property search and viewings
Once the legal and financial foundations are in place, the property search begins. Auriga operates across the entire market — including public listings, private opportunities and off-market properties — providing maximum reach and the strongest possible selection.
We define a clear search profile based on your criteria and filter all options before presenting them. Viewings are conducted in a calm and professional manner. We guide you through each area, explain strengths and weaknesses, outline potential, operating costs, regulations and future development. Our objective is not to push decisions, but to help you recognise when a property is truly right.
STEP 4 – Reservation and due diligence
Once you have identified the right property, we proceed with the reservation. This is the first legal step, whereby the property is taken off the market while your lawyer conducts a full legal review.
Reservation deposit
Typically around 1% of the purchase price, paid into your lawyer’s client account to ensure maximum security.
Due diligence – legal verification
Your lawyer performs a comprehensive legal and administrative review of the property, including:
ownership and title
existing debts or encumbrances
outstanding utility bills
licences, permits and approvals
community rules
seller’s legal authority to sell
taxes, registrations and formal documentation
This process usually takes approximately 14 days. Auriga coordinates continuously with lawyers, sellers and banks to ensure that the process remains efficient and free of bottlenecks.
STEP 5 – Private Purchase Contract (PPC) or direct completion
Once due diligence is approved, the transaction proceeds to contract. If financing is involved, a Private Purchase Contract is typically signed, with approximately 10% of the purchase price paid (less the reservation amount). This is a legally binding agreement securing both parties.
If you are purchasing without financing, the process can sometimes proceed directly to the notary once all checks are complete. Auriga coordinates timelines, documentation, payments and communication throughout.
STEP 6 – Taxes and ongoing costs
Upon purchase, you will pay either transfer tax (for resale properties) or VAT and stamp duty (for new developments).
Following completion, ongoing taxes apply, including IBI (property tax), waste collection fees, potential wealth tax, and non-resident income tax (IRNR), even if the property is not rented. IRNR is calculated based on the cadastral value and taxed at 19% for EU residents and 24% for non-EU residents. Rental income is taxed on actual income, with allowable deductions for EU residents.
Further details are provided in:
📎 Appendix 3 – Taxes for property owners in Spain
STEP 7 – Notary, payment and secure completion
Completion always takes place before a Spanish notary. This is the legal moment when ownership transfers, final payment is made and keys are handed over. Auriga and your lawyer ensure that the process is clear, secure and correctly executed.
Payment method
Final payment is typically made via bank draft (cheque bancario) or a notary-coordinated bank transfer, depending on the transaction structure.
The most common and secure method is a bank draft:
issued by the buyer’s Spanish bank
made payable directly to the seller
funds are guaranteed by the bank
physically handed over at the notary
This provides full traceability, maximum security for both parties and immediate legal effect. Your lawyer always verifies payment method, amount and recipient in advance of the notary meeting.
Details are provided in:
📎 Appendix 4 – Payment & Bank Drafts
STEP 8 – Condition, inventory and hidden defects
In Spain, it is essential to clearly understand the property’s condition at completion, what is included in the purchase and how discrepancies or hidden defects are handled.
Unlike in many other countries, property purchases in Spain are largely governed by the principle of “purchase as seen,” meaning the buyer carries significant responsibility to inspect the property prior to completion. However, legal protections do exist — provided the correct steps are taken in a timely and proper manner.
This appendix is designed to:
clarify what is normally included in a property purchase
explain how condition is verified before and at completion
distinguish between visible defects, discrepancies and hidden defects
provide guidance on documentation, responsibility and remedies
Why Auriga
Auriga operates with discretion, quality and accountability. We are advisors, not salespeople. Our approach is structured, transparent and built on local expertise, legal security and personal commitment at every stage. Our objective is for you to feel informed, protected and confidently guided — from first contact to keys in hand.
APPENDICES
Appendix 1 – How to obtain a NIE
A clear guide to applying via lawyer, Extranjería or embassy.
Appendix 2 – Financing in Spain
A complete overview of banks, requirements, documentation, DTI ratios, interest rates and timelines.
Appendix 3 – Taxes in Spain
Explains transfer tax, VAT, stamp duty, IBI, waste fees, IRNR, capital gains tax and plusvalía.
Appendix 4 – Payment & Bank Drafts
Explains payment methods, bank drafts, costs and practical procedures at completion.
Appendix 5 – Condition, Inventory & Hidden Defects
Covers property condition at completion, included items and handling of discrepancies and hidden defects.
