Complete guide — updated June 2026

Buying property in Jávea — everything you need to know

From finding your dream home to collecting the keys — a clear, honest guide to the Spanish buying process written for international buyers. Updated to reflect the new 9% ITP transfer tax rate.

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ITP transfer tax — reduced June 2026

11–12%

Total estimated purchase costs

6–12

Weeks typical completion time

NIE

Required before you can buy

The buying process — step by step

Six stages from first viewing to completion.

Get your NIE number

A NIE (Número de Identificación de Extranjero) is your Spanish tax identification number. You cannot legally complete a property purchase in Spain without one.

Where to apply

At the Spanish consulate in your home country, or at the National Police station in Jávea (Comisaría). We can advise on the process.

How long does it take?

Allow 4–8 weeks if applying from abroad. In person at Jávea police station it can be faster — typically 1–2 weeks with an appointment.

What you need

Valid passport, completed EX-15 form, proof of reason for application (property purchase), and the fee (~€12). Your solicitor can assist.

Can I start looking before I have my NIE?

Yes — you can view properties and agree a price without a NIE. You just need it before contracts are signed and completion takes place.

Open a Spanish bank account

A Spanish bank account is required to complete a purchase and for ongoing utility payments, IBI (council tax) and community fees after you own the property.

Which banks?

Sabadell, BBVA, CaixaBank and Santander all have branches in Jávea with English-speaking staff. We can recommend contacts.

Non-resident account

If you are not a Spanish tax resident you will open a non-resident (cuenta de no residente) account. The process is straightforward with your passport and NIE.

Appoint an independent solicitor

We strongly recommend using an independent bilingual solicitor — separate from the selling agent — to protect your interests throughout the transaction.

What your solicitor does

Carries out title searches, checks for debts and charges on the property, verifies legality of any extensions or builds, reviews contracts, and attends the notary on your behalf if needed.

Cost

Typically around 1% of the purchase price. Money very well spent — do not skip this step regardless of how straightforward the purchase appears.

Need a recommendation?

We work with several trusted independent English-speaking solicitors in the Jávea area. Ask us for a referral — we are happy to connect you.

Power of attorney

If you cannot attend the notary in person, your solicitor can act on your behalf via a power of attorney (escritura de poder). Very common for overseas buyers.

Make an offer

Once you find the right property, we manage the negotiation on your behalf. We advise on a realistic offer based on comparable local sales, market conditions, and the seller’s situation.

How much to offer?

This varies enormously. Some properties sell at asking price, others have room for negotiation. We will give you honest, market-led advice — not just what you want to hear.

Verbal vs written offers

Verbal offers are not binding. Nothing is agreed until a written reservation or arras contract is signed and a deposit paid.

Sign the arras contract & pay deposit

Once your offer is accepted, a private purchase contract (contrato de arras) is signed. This is a legally binding agreement that locks in the agreed price and completion date.

Deposit amount

Typically 10% of the purchase price. This is paid to the seller (or held by the agent) and deducted from the final payment at completion.

What if I pull out?

If you withdraw after signing the arras, you lose your deposit. If the seller pulls out, they must return double the deposit to you.

Due diligence period

The period between arras and completion — typically 4–8 weeks — is when your solicitor carries out all legal searches and checks.

Mortgage buyers

If you need a mortgage, ensure the arras contract includes a finance clause (condición resolutoria) so you are protected if your mortgage is declined.

Completion at the notary

Completion takes place before a Spanish notary (notario), who witnesses the signing of the title deed (escritura pública de compraventa) and the transfer of funds.

What happens on the day

Both buyer and seller (or their representatives) sign the escritura. The balance of the purchase price is paid by banker’s draft or bank transfer. Keys are handed over.

ITP transfer tax

The applicable ITP rate is determined by the date of signing at the notary. Since June 2026 the rate in the Valencia region is 9% — reduced from 10%.

After completion

Your solicitor registers the title deed at the Land Registry and handles utility transfers. This typically takes 4–8 weeks after the notary appointment.

Congratulations

You are now the legal owner of a property in Jávea. We remain on hand for any after-sales questions — however long after completion.

Buying costs — what to budget

On top of the purchase price, budget approximately 11–12% in purchase costs for a resale property. New build properties have different tax treatment (IVA instead of ITP).

ITP reduced to 9% from June 2026

The Valencia regional government reduced the transfer tax from 10% to 9%, effective for all completions from 1 June 2026. The rate that applies is determined by the date you sign at the notary.

Cost Rate

ITP Transfer Tax (resale) 9%

IVA (new build) 10%

Notary fees 0.5–1%

Land registry ~0.4%

Legal / solicitor fees ~1%

Mortgage arrangement (if applicable) 1–2%

Total estimated (resale) ~11–12%

Frequently asked questions

Can I get a mortgage in Spain as a non-resident?

Yes — Spanish banks lend to non-residents, typically up to 70% LTV on a holiday or second home. You will need to demonstrate income and pass a credit assessment. We can recommend mortgage brokers who specialise in the international buyer market.

Do I need to be in Spain to complete?

No. Your solicitor can act on your behalf via a power of attorney, meaning you can complete the purchase without travelling to Spain for the notary appointment.

What is the Catastro value and why does it matter?

The valor catastral is the official administrative value of a property set by the tax authority. It is used to calculate IBI (council tax), plusvalía, and inheritance tax. It is usually lower than the market value.

Are there any restrictions on foreigners buying in Spain?

No — there are no restrictions on non-EU citizens buying property in Spain. You simply need a NIE number and a Spanish bank account. Post-Brexit UK buyers are in the same position as other non-EU buyers.

What ongoing costs will I have after purchase?

IBI (council tax) — typically €500–€3,000/year depending on property size and location. Community fees if applicable. Buildings insurance. Non-resident income tax (IRNR) if you do not rent the property out — currently a flat annual charge based on the catastro value.

How long does the whole process take?

From accepted offer to completion typically takes 6–12 weeks — longer if a mortgage is involved or legal issues arise. The arras to notary period is usually 4–8 weeks.

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Have a question?

Call or email Lucy, Faye or Sarah directly. We speak English, Spanish, Dutch, German and French — and we answer our phones.

+34 966 461 643 Mon–Fri 9:30–18:00