1. Buying in an area that does not meet your present or future requirements
The easiest thing in Spain is to fall in love with an area while on holiday. Many popular destinations, and especially on the coast of Spain, are vibrant in summer but lose 90% or more of their population in winter. If you’re planning to live year-round in an area, it’s essential to get a very good idea of how the area functions during the quieter months.
You will need to visit the area in low season, speak to locals, and use Facebook groups to ask important questions regarding economy, infrastructure, schooling, etc. Look for areas with a permanent population and a good variety of year-round services and activities.
2. Choosing the wrong property orientation
In Spain, the direction your property faces (orientation), and the amount of sunlight your main windows receive, has a huge impact on comfort and value.
South-facing is usually the most demanded orientation as it receives the sun all day and is ideal for winter warmth. You may want to reflect some of that heat in summer by using reflective window pane adhesive coverings or installing outdoor shading solutions such as awnings, pergolas, or exterior blinds.
East-facing is perfect for plenty of morning light.
West-facing offers warmer evenings.
North-facing is preferred by locals in hotter areas, and especially in the south of Spain.
You can use Google Maps or ask the agent to check orientation. Consider whisch periods of the year you will be occupying the home. If it’s mostly during winter then south facing is essential, however if you will be living year-round in the area then perhaps east-facing will suit you better to avoid overheating in summer.
3. Underestimating the final purchase costs
It’s a common mistake to budget only for the sale price. In reality, property taxes alone can add between 6% and 10% on top of the purchase price, depending on the region of Spain. Additional costs such as notary fees, legal fees, and registry expenses can bring the total purchase costs to around 10–15% of the purchase price.
You will also need to consider yearly recurring fees like:
IBI (annual property tax)
Community fees (for shared amenties like pools, lifts, automatic gates, painting, repairs, etc.)
Utility bills
Rental income taxes (if you rent the property out)
Ask your agent for information about past bills to avoid surprises.
4. Not negotiating
Some foreign buyers – and based on the buying culture in their home countries – assume Spanish property prices are fixed. In Spain, sellers typically expect offers below asking.
Don’t be afraid to offer 5–10% below the listing price, especially on resale homes. Your agent should have a feel for what the owners expect.
5. Not checking for debts or legal issues
It’s important to consider that in Spain, debts stay connected with the property, and not with the property seller. That includes unpaid community fees, IBI taxes, or hidden mortgages.
Make certain the agent provides you with:
A Nota Simple (legal summary of the property).
A community debt certificate.
Confirmation that the IBI is paid in full.
It’s important that you use your own lawyer, especially with the purchase of bank repossessions or abandoned homes.
6. Not using an independent lawyer
It may seem convenient to use a lawyer recommended by the seller or agent, but it’s risky. They may not fully represent your interests.
Hire an independent lawyer, native to the area, fluent in your language, and experienced with property law and foreign buyers. They will know exactly what to look out for. Let them check for debts, and review contracts and documentation.
7. Not checking urban planning and land zoning
Not all properties in Spain are legally built or approved. Some are on rustic (non-buildable) land, and others lack planning permission or are in protected zones.
Make certain your lawyer requests a planning certificate for the property from the municipality, the zoning, and ensure any extensions or renovations were approved.
Do not assume the property is legal just because it appears complete.
8. No Habitation Certificate
The habitation certificate (Licencia de Primera Ocupación or Cédula) proves the property is safe and legally habitable. Without it, you may be unable to connect any utilities like water, electricity, or gas.
Ask for a valid certificate and have your lawyer verify it. In some regions, a renewal or second occupancy license may be needed for older properties. If the property lacks one, regularization may be costly, or impossible.
Are you looking to purchase a property in Spain, or have you already bought? What have your experiences been? Let us know in the comments below.
