Complete buying guide
Buying property in Spain: rules, risks and local checks on the Costa Blanca North.
An extended guide for international buyers who want to look beyond views and price: from Nota Simple, permits and Catastro to tourist rentals, owners’ communities, technical risks and local rules in Alicante.
Not just signing at the notary
The real purchase check starts before you fall in love with a property.
Buying a property in Spain is different from buying in the Netherlands, Germany, Belgium or Scandinavia. The legal structure, municipal rules, building registration, taxation, tourist rental rules and owners’ communities work differently.
On the Costa Blanca North in particular, local checks matter. A villa in Jávea, an apartment in Calpe, a finca in Benissa, a property in Altea Hills or a home close to the coast can each have different points of attention.
This guide gives a practical but broad checklist. It does not replace advice from a lawyer, notary, gestor, tax adviser or technical specialist, but it helps you understand which questions to ask before purchase.
What should you check?
Six checks almost every buyer on the Costa Blanca North needs.
Legal ownership
Check who legally owns the property, whether there are mortgages, charges, debts, attachments, easements or other burdens on the property, and whether the seller is actually authorised to sell.
Planning and building legality
Check with the town hall whether the property, swimming pool, terraces, extensions, guest accommodation, pergolas and other works were legally built and correctly registered.
Local rules by municipality
Rules can differ between Jávea, Dénia, Moraira, Benissa, Altea, Calpe and other towns. Think of tourist rentals, renovations, zoning plans, protected areas and parking rules.
Technical condition
Do not only look at appearance. Check moisture, cracks, roof, installations, electricity, pipes, pool, septic tank, retaining walls, slope and maintenance risks.
Community and rentals
Check the statutes, rules, minutes, outstanding community fees, monthly charges and possible restrictions on tourist rentals or renovations.
Real cost of ownership
Calculate not only the purchase price, but also taxes, notary, registry, lawyer, mortgage, insurance, IBI, waste tax, maintenance, community fees and non-resident tax.
Buying process
From first orientation to completion at the notary.
01
Choose the right area first
Do not start only by viewing properties. First compare towns, neighbourhoods, daily life, access, winter activity, healthcare, schools, community, privacy and long-term value.
02
Check your budget and financing
Make a realistic calculation including purchase price, buying costs, taxes, renovation, furniture, maintenance, mortgage conditions and annual ownership costs.
03
Have the reservation or arras checked
Do not sign a reservation agreement or arras contract without review by an independent lawyer. Pay attention to conditions, deadlines, payment moments and refund clauses.
04
Legal due diligence
Check the Nota Simple, ownership, charges, debts, mortgage, cadastral data, permits, community, contracts, seller authority and possible restrictions.
05
Municipal and technical checks
Have the town hall confirm whether structures and use are permitted. Combine this with a technical inspection of the property, installations and plot.
06
Notary, payment and transfer
The transfer takes place at the notary. After that come tax payments, registration in the land registry, utilities, insurance and local administration.
Legal due diligence
What should be checked before you sign?
The Nota Simple is important, but it is not enough. A safer purchase requires a combination of registry information, municipal checks, technical inspection, contract review and insight into the owners’ community.
• Nota Simple: owner, charges, mortgages, attachments, easements and basic property details.
• Land Registry: check whether the legal description matches what you are buying.
• Catastro: compare cadastral data, plot, built area and reference with the actual situation.
• Seller: check identity, authority, powers of attorney, marital property regime or company structure.
• Debts: check outstanding mortgage, IBI, community fees, utilities and possible local charges.
• Contracts: check reservation contract, arras, purchase conditions, penalties, deadlines and cancellation clauses.
• Permits: check whether the property, pool, terraces, extensions and guest accommodation were legally built.
• Use: check whether the intended use fits zoning, community rules and local regulations.
• Completion: check keys, utilities, warranties, inventory, furniture and possible ongoing contracts.
• Registration: after completion, ownership must be correctly registered in the Land Registry.
Local rules in Alicante
The same type of property can carry different risks in each municipality.
The Costa Blanca North is within the province of Alicante, but many practical rules are influenced locally by the municipality, zoning plans, urbanisations, coastal protection and owners’ communities. Always check the exact location, not only the property itself.
Municipal building rules
On the Costa Blanca North, building rules differ by municipality. In Jávea, Dénia, Benissa, Teulada-Moraira, Calpe and Altea, rules around extensions, heights, plot boundaries, pools, terraces, parking spaces and renovations may differ.
Urban or rural land classification
A property on rural land can have different restrictions from one in an urban area. For rustic or countryside properties, always check whether extension, rental, renovation, access, water, electricity and septic tank arrangements are legal and properly documented.
Coastal zone and Ley de Costas
Properties close to the sea can be affected by coastal protection rules. Distance to the shoreline, existing construction, renovation plans and extension possibilities should be checked carefully.
Protected nature and landscape areas
In or near areas such as Montgó, Serra Gelada, Peñón de Ifach or other protected zones, additional restrictions may apply to building, extensions, lighting, access, vegetation or use.
Tourist rental rules
The Comunitat Valenciana has specific rules for viviendas de uso turístico. In addition to regional registration, local planning rules and owners’ community rules may also determine whether tourist rental is possible.
Flood, fire and slope risks
Check risks such as drainage, flooding, wildfire exposure, retaining walls, erosion and insurability in valleys, barrancos, sloping plots, wooded areas and coastal locations.
Financial obligations
Understand the real cost of buying and owning.
The purchase price is only one part. When buying in Spain, you must also consider taxes, notary, registry, lawyer, mortgage, technical checks and administrative costs.
After purchase, annual costs remain: IBI, waste tax, insurance, community fees, maintenance, utilities, non-resident tax and possible property management.
For higher-value properties, multiple properties, rental plans or international tax situations, advice from a tax specialist is important.
Resale property: ITP
When buying a resale property, the buyer usually pays transfer tax, Impuesto sobre Transmisiones Patrimoniales. In the Comunitat Valenciana, buyers often calculate around 10%, but rates and exceptions should always be checked at the time of purchase.
New build: IVA and AJD
When buying a new-build property directly from the developer, IVA usually applies instead of ITP. AJD, the Spanish stamp duty, may also apply.
Notary and registry
The notarial transfer, registration in the Land Registry and administrative handling involve additional costs. These depend on price, documents and financing.
Lawyer and technical inspection
An independent lawyer and technical specialist cost money, but can prevent far greater risks. This is especially important for villas, older properties and renovated homes.
Mortgage and bank costs
If financing is involved, valuation, bank conditions, interest rate, compulsory insurance, repayment structure, early repayment fees and currency risk may all matter.
Annual ownership costs
Think of IBI, waste tax, community fees, insurance, maintenance, pool, garden, utilities, alarm system, internet, property management and non-resident tax.
Comunidad de Propietarios
A beautiful property can still be wrong if the community does not fit.
For apartments, penthouses, townhouses and urbanisations, the owners’ community often determines far more than buyers expect. Think of monthly fees, rules, maintenance, rentals, pets, renovations, parking and shared facilities.
• Request the statutes and internal rules of the Comunidad de Propietarios.
• Check the minutes of recent owners’ meetings.
• Check whether planned works or special assessments are coming up.
• Check whether the seller has outstanding debts to the community.
• Check whether tourist rentals are allowed or restricted.
• Check rules around pets, barbecues, air conditioning, awnings, facade changes and parking.
• Ask about the reserve fund, maintenance condition, lifts, pool, garden, security and shared installations.
• Check whether the property has the correct quota or participation share in the community.
Tourist rentals
Rental potential is not a guarantee that rental is permitted.
Many international buyers include rental income in their financial planning. That can work, but tourist rental must be checked before purchase. Regional rules, municipal compatibility and the owners’ community can all have an impact.
Regional registration
For tourist rentals in the Comunitat Valenciana, regional registration and information duties apply. Advertising must include correct details and the registration number where rental is permitted.
Local compatibility
Municipalities may set additional planning requirements. A property that looks attractive for rental is not automatically suitable or permitted for tourist use.
Owners’ community
For apartments and urbanisations, it must be checked whether the community allows, limits or can restrict tourist rental under the applicable rules.
Financial reality
Rental potential should be calculated realistically, including occupancy, management, cleaning, taxes, licences, seasonal pressure and wear and tear.
Technical inspection
Many purchase risks are not visible during a viewing.
A sunny terrace, beautiful furniture and sea views say little about the technical condition. Especially with older villas, renovated properties, properties with pools, sloping plots or rural settings, a technical inspection is wise.
Combine the technical check with legal and municipal due diligence. A technically sound home can still have legal issues, and a legally clean property can become technically expensive.
Moisture and ventilation
Moisture issues are common in older coastal properties, poorly ventilated apartments, basements and homes that have been empty for long periods.
Roof, facade and terraces
Check waterproofing, cracks, drainage, railings, roof covering and possible leaks around terraces or flat roofs.
Electricity and plumbing
Older installations do not always meet modern expectations. Check capacity, safety, pipework, pressure, hot water and maintenance history.
Swimming pool and installations
Check pump, filter, pipes, leakage, permit, technical room and future maintenance costs.
Septic tank and drainage
For rural properties or older villas, it is important to check whether drainage, septic tank, water storage and waste-water systems are legal, safe and maintainable.
Plot and retaining walls
On sloping plots, extra attention should be paid to retaining walls, ground stability, drainage, access, steps, driveway and maintenance.
Energy certificate and future renovations
Energy performance is becoming increasingly important for sale, rental and financing.
Spain has a mandatory energy certificate for existing buildings or parts of buildings that are sold or rented to a new tenant. Tourist accommodation also falls under these rules when rented.
For buyers, this means older properties require extra attention. Poor insulation, old windows, outdated air conditioning, insufficient ventilation or a low energy rating can later lead to investment needs.
Do not only ask whether the certificate exists, but also what the rating means for comfort, renovation budget and future resale value.
After the purchase
The purchase does not end at key handover.
After the notary, documents, registrations, payments, taxes, insurance, utilities and maintenance must be organised properly. That is why Nordic Move Spain works with a secure client portal where important documents and next steps are collected clearly.
• Check registration at the Land Registry.
• Ensure taxes and costs after completion are handled correctly.
• Put IBI, waste tax and local charges in the owner’s name.
• Arrange water, electricity, internet, alarm and insurance.
• Inform the community and set up bank authorisation for monthly fees.
• Plan non-resident tax or other fiscal obligations.
• Collect keys, alarm codes, warranties, manuals and maintenance contracts.
• Store technical reports, Nota Simple, title deed and insurance documents securely.
Nordic Move Spain
We do not replace your lawyer or technical specialist. We make sure the right questions are on the table.
Nordic Move Spain guides international buyers in structuring their purchase journey. We first help with the right area and living environment, then with clarity around documents, risks, specialists and next steps.
For legal, tax, technical and mortgage assessments, we work with independent local professionals. Their role is to assess; our role is to make the process clear, understandable and well organised.
Frequently asked questions
Questions buyers often ask too late.
Can a foreigner buy property in Spain?
Yes, foreigners can buy real estate in Spain. A NIE number, correct identification, legal review, tax planning and often a Spanish bank account are needed.
Is a lawyer required when buying in Spain?
A lawyer is not always legally required, but is strongly recommended for international buyers. The lawyer checks ownership, charges, contracts, permits and risks.
What is the difference between Registro and Catastro?
The Registro de la Propiedad provides legal information about ownership and rights. The Catastro contains administrative and cadastral details such as surface area, use and reference. Differences between the two should be understood before purchase.
Can I simply rent out my property as tourist accommodation?
No. Tourist rental depends on regional rules, municipal conditions, property type, location and possible rules of the owners’ community.
Should I have the property technically inspected?
For villas, older properties, homes with pools, sloping plots or renovated properties, a technical inspection is very wise. Many risks are not visible during a normal viewing.
Which local rules matter on the Costa Blanca North?
Especially planning rules, tourist rental rules, coastal regulations, protected areas, community rules, parking, septic tanks, access, slopes, drainage and fire or flood risks.
Official sources
This guide is based on general buying practice and official Spanish sources. Rules change and can differ by municipality. Always have your personal situation and the specific property checked by an independent lawyer, tax adviser, gestor and technical specialist.
Buy with confidence
Are you considering a property on the Costa Blanca North?
We help you first choose the right area, then assess the property critically and move through the purchase process with more clarity, structure and confidence.
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