Buying Property in Spain as a British Expat: 2026 Guide

By Sarah B. | Updated April 2026 | 10 min read

British people remain among the largest groups of foreign property buyers in Spain. Post-Brexit, the process is essentially unchanged – there is no restriction on UK nationals buying property in Spain. What has changed is the legal landscape around residency, and the importance of getting your NIE sorted before you can complete a purchase.

Can British citizens still buy property in Spain?

Yes, without restriction. Brexit did not affect property ownership rights for UK nationals in Spain. You do not need a visa or residency permit to purchase property. You do need a NIE number, which is straightforward to obtain. See our NIE guide.

The Spanish property buying process

Step 1: Find your property. Search via Spanish portals (Idealista, Fotocasa, Kyero) or local estate agents. In popular expat areas, many agents speak English and are familiar with foreign buyers.

Step 2: Make an offer and sign a reservation agreement (contrato de arras). Once your offer is accepted, you typically pay a deposit of 5 to 10% of the purchase price via a contrato de arras privado (private purchase contract). This is legally binding – if you pull out, you lose your deposit. If the seller pulls out, they must pay you double the deposit.

Step 3: Due diligence period. Between signing the arras and completion (escritura), your lawyer conducts due diligence – checking the property has no outstanding debts, that planning permissions are in order, that there are no liens or encumbrances on the title. This typically takes 4 to 8 weeks.

Step 4: Completion at the notary (notaría). Completion takes place before a Spanish notary. Both buyer and seller (or their representatives) must be present or represented by power of attorney. The notary witnesses the signing of the escritura (title deed) and the transaction is registered in the Land Registry.

Purchase costs to budget for

Spain’s purchase costs are higher than the UK’s and catch many buyers by surprise. Budget approximately 10 to 13% of the purchase price on top of the property cost:

• Transfer tax (ITP) or VAT: On resale properties, transfer tax applies – typically 7 to 10% depending on the autonomous community. On new-build properties from a developer, 10% VAT applies instead
• Notary fees: Approximately €800 to €1,500 depending on the property value
• Land Registry fees: Approximately €400 to €800
• Legal fees: Typically 1% of the purchase price for a good lawyer
• Mortgage arrangement fees if applicable

The importance of an independent lawyer

This cannot be emphasised strongly enough. Use your own independent Spanish property lawyer – not the estate agent’s recommended lawyer, not the developer’s lawyer, not a lawyer who represents any other party in the transaction. Your lawyer’s job is to protect your interests alone.

Spanish property law has pitfalls that are not obvious to foreign buyers – properties with undeclared extensions, planning violations, outstanding community fees owed by the seller, rural land that cannot be developed, properties on protected land. A good lawyer catches these things before you commit. A bad one, or no lawyer, means you inherit these problems.

Mortgages for UK nationals in Spain

Spanish mortgages are available to UK nationals, including non-residents, though typically at lower loan-to-value ratios than resident mortgages. Non-resident buyers can typically borrow 60 to 70% of the purchase price. Resident buyers may access up to 80%. Spanish mortgage rates in 2026 are variable but competitive by European standards.

Spanish mortgage brokers who specialise in foreign buyers can source products across multiple lenders and handle the application in English. It is worth using one rather than going directly to a Spanish bank without specialist help.

Transferring money for the purchase

Large property purchase transfers should be done via a specialist currency broker rather than a bank. On a €200,000 transfer, the difference between a bank’s exchange rate and a specialist rate can be €4,000 to €8,000. Wise handles large transfers competitively. For very large amounts, dedicated FX brokers with forward contract options are worth exploring.

What to read next

• Best Way to Transfer Money from UK to Spain →
• Getting Your NIE Number in Spain →
• UK-Spain Tax Residency Guide →

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This guide is for informational purposes only and does not constitute legal or financial advice. Property law and purchase costs vary by region. Always use an independent Spanish property lawyer. Some links are affiliate links.