NIE, notary, taxes: every step to buy property in Spain

Published 28 June 2026·7 min read·By The Alveo team

A Spanish property purchase involves players and paperwork with no exact equivalent abroad. NIE, gestoría, escritura: the jargon can be intimidating, needlessly so. Here is everything to obtain, sign and declare, in order.

Contents The NIE, the key to everything The Spanish bank account Notary, registry, gestoría: who does what? Taxes at the time of purchase And after signing?

The NIE, the key to everything

The Número de Identificación de Extranjero is required to buy property, open an account, take out a mortgage or pay any tax in Spain. You can apply at a Spanish consulate abroad (2-4 weeks) or directly in Spain, at a police station, with a prior appointment.

The NIE grants no residency status: it is simply a tax identifier, valid for life.

The Spanish bank account

It is not legally required, but indispensable in practice: the banker's draft at completion, IBI (property tax), community fees and utilities all run through a Spanish bank. Opening one takes a few days with an NIE, a passport and proof of income.

Notary, registry, gestoría: who does what?

The Spanish notary authenticates the sale and checks identities, but does not run the in-depth legal checks you might expect. Each player has a precise role:

Notary: authenticates the escritura and verifies identities

Land registry: officially records the transfer

Gestoría: settles taxes and handles the paperwork after signing

Your adviser or lawyer: runs the legal checks upfront (charges, planning, debts)

Taxes at the time of purchase

For resale property, ITP ranges from 6% (Madrid) to 10% (Catalonia, Region of Valencia). For new builds, count 10% VAT plus AJD stamp duty (about 1.5%). These are settled within 30 days of signing.

And after signing?

Three tasks remain: switching utility and community contracts to your name, setting up the IBI direct debit, and, for non-residents, the annual IRNR return, due even with no rental income.

Key takeaways

check The NIE takes 2-4 weeks at a consulate, or an appointment in Spain

check The Spanish notary does not run legal checks: get proper support

check ITP or VAT due within 30 days of signing

check Non-residents: IRNR return due every year, even without a tenant

The Alveo team Alveo Group · Updated August 2026

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