Your Complete Guide to Buying Property in Costa Blanca and Costa Cálida

Foreigners can buy property in Spain without restrictions. That includes the Costa Blanca (Alicante) and Costa Cálida (Murcia) for both EU and non‑EU citizens. See the Expatica overview: https://www.expatica.com/es/housing/buying/spain-property-103805/. If you are buying a place in Spain for holidays or year‑round use — including those who want to buy a house in Spain from UK — the key steps are consistent.

You need an NIE (foreigner tax number), a Spanish bank route for payments, and an independent lawyer. Expect a reservation, a private deposit contract (often ~10% per Idealista), then completion at a notary. Purchase taxes vary by region and property type; confirm current rates locally. Non‑resident mortgages typically cover 60–70% LTV (Wise, 2025). Pay transfer tax within about 30 days of completion (Balcells Group Lawyers, 2025). There is a step‑by‑step overview. See our buy property in Spain from UK guide.

The Costa Blanca and Costa Cálida attract international buyers to live year‑round thanks to services, flight access, and varied stock from resale apartments to new villas. ### Property search on the Costa Blanca and Costa Cálida

Alicante and Murcia provinces host active coastal markets that draw foreigners as well as Spaniards, such as Torrevieja, Orihuela Costa, Alicante city, Benidorm, Calpe, Jávea, Dénia, Cartagena, San Javier, Los Alcázares, and Mazarrón — one of many.

• National backdrop: Spanish property prices rose 15.3% year‑on‑year as of September 2025 (Wise, 2025).
• Yields: average buy‑to‑let yields in Spain moved from 7.2% (2024) to 6.9% (2025) (Wise, 2025). Rentals are regulated locally; confirm licensing rules before you plan income.
• Stock mix:
  • Resale dominates in Torrevieja, Orihuela Costa, Alicante city, Benidorm, and Cartagena.
  • New‑build clusters around Pilar de la Horadada, San Miguel de Salinas, Gran Alacant, Finestrat/Benidorm hills, San Pedro del Pinatar, Los Alcázares, and La Manga area.
• Where to check prices and time‑on‑market: Idealista’s province and municipality dashboards (Idealista, 2025).
• Airports and access: Alicante–Elche Miguel Hernández Airport (ALC) and Región de Murcia International (RMU) serve most coastal towns; good for frequent travel.

Tip: Compare new‑builds (VAT + AJD) with resales (ITP). Taxes differ; the cheaper sticker price is not always the cheaper total cost. For local area tips, see our Costa Blanca complete guide. For a broader look at popular places across Spain after Brexit, see this independent summary after you shortlist areas: https://www.simpsons-uk.com/popular-places-to-live-in-spain

Spain lets non‑residents own homes and land, including in Alicante (Costa Blanca) and the Region of Murcia (Costa Cálida). EU and non‑EU citizens — British nationals included after Brexit — follow the same buying property steps as locals; visas control length of stay, not the right to own.

What it means for a foreigner buyer:

• No nationality‑based restriction on title in these provinces.
• No minimum spend is required to own; residence permits (including the historic Golden Visa route) are separate.
• Most homes are freehold or part of a community of owners; leasehold is uncommon.
• Some military/restricted zones exist in parts of Spain; your lawyer should confirm none apply to the plot before you commit.

For those asking 'can Brits buy property in Spain', foreigners can buy property to use for holidays or to live part‑time/full‑time on the Costa Blanca/Cálida, subject to standard due diligence, taxes and registration.

Can British buy property in Spain? Yes — if you’re asking "can I buy a property in Spain", you need an NIE (Número de Identidad de Extranjero) to pay taxes, open bank routes, sign at the notary, and register the title; authorities will request supporting information. The NIE fee is roughly €10–€20 for the government form (Wise, 2025); can British buy property in Spain? The same fee band applies to UK buyers too.

How to get an NIE:

1. Apply in Spain at Policía Nacional / Oficina de Extranjeros (Alicante or Murcia province) with form EX‑15, passport, and the tax form 790 code 012 (fee).
2. Or apply at a Spanish consulate in the UK (London, Manchester, Edinburgh).
3. Bring proof of purpose (property purchase) and copies of ID. Some offices require an appointment (cita previa).

EU vs non‑EU:

• Anyone can buy. Rights to reside are different from rights to buy.
• Non‑EU (including British nationals) can own property without a residence permit (Gov.uk, 2025). Visas only affect length of stay.
• For official guidance, refer to GOV.UK (run by the Government Digital Service) and the Foreign, Commonwealth & Development Office.

Deadlines and payments:

• Many regions require ITP (resale tax) payment within about 30 days of signing the deed (Balcells Group, 2025). Confirm the exact deadline with the Valencian Community or Murcia tax office.

Here is the usual sequence on the Costa Blanca/Cálida for buying property as a non‑resident:

1. Budget and finance: obtain an agreement in principle from a lender if needed.
2. NIE application and open a euro banking route.
3. Viewings and written offer.
4. Reservation contract and small holding deposit.
5. Legal, fiscal and technical due diligence.
6. Private purchase contract (contrato de arras) and around 10% deposit.
7. Bank valuation and final mortgage approval (if financing).
8. Notary completion: sign the escritura, pay the balance, receive keys.
9. Post‑completion: pay taxes within the deadline and register the title; switch utilities and community records.

Your lawyer will adapt timings and documents to your case; the structure is consistent for EU and non‑EU citizens.

What it is:

• The NIE (Número de Identidad de Extranjero) is your tax identification number in Spain. You need your NIE number to pay purchase taxes, open a bank account, sign at the notary, and register the title.

How to obtain it on the Costa Blanca/Cálida:

• Apply in person at Policía Nacional (Alicante or Murcia) using form EX‑15 and fee form 790 code 012, or apply via a Spanish consulate in the UK.
• Bring your passport, copies, and proof of purpose (for example, a reservation or purchase contract). Many offices require an online appointment (cita previa).
• A gestor or your lawyer can submit on your behalf if you grant a power of attorney.

Power of Attorney (POA):

• When useful: if you cannot travel for NIE, bank opening, viewings, or notary completion.
• How it works: a POA is drafted with specific powers and, ideally, an expiry date. Sign before a notary in Spain or in the UK; if signed in the UK, it normally needs an Apostille and a sworn translation for use in Spain.

• Typical LTV: many Spanish banks lend 60–70% to non‑residents; obtain an agreement in principle before you commit to a binding arras.
• Documents lenders usually ask for: passport, NIE number, proof of income (recent payslips or company accounts), UK tax documents, bank statements, and information on existing loans. Some lenders request a UK credit check.
• Valuation and offer: the bank orders a tasación; lending is against the lower of purchase price or valuation. Offers are valid for a limited period.
• Signing: the mortgage deed is signed before a Spanish notary, either on completion day or shortly before, depending on the lender’s process.
• Costs: expect a valuation fee and possible arrangement fee. Compare the total cost of credit, not just the headline rate.

• Do you need a Spanish account? Not legally to own a home, but it helps for completion (issuing a cheque bancario) and setting up direct debits for IBI, community fees, and utilities.
• Documents banks usually require: passport, NIE number, proof of address outside Spain, your UK tax number, and source‑of‑funds evidence. Banks run anti‑money‑laundering checks; allow time.
• Account type: many open a “cuenta de no residente” first; you can switch status if you later become resident.
• Currency planning: decide how you will exchange pounds to euros and manage rate risk. See Managing currency exchange and transfers for a property purchase below for timing and tools.

Work with independent specialists who do not also represent the seller. Gov.uk advises you to check a lawyer’s professional indemnity insurance before you sign anything (Gov.uk, 2025).

Your core team:

• Independent Spanish lawyer (abogado): verify registration with the local Bar (Colegio de Abogados de Alicante or Murcia). Ask for PI insurance proof and a written fee quote.
• Gestor or Gestor Administrativo: a licensed paperwork professional who handles tax forms, town hall registrations, vehicle/utility changes, and local filings. Verify with the regional Colegio de Gestores.
• Sworn translator/interpreter (Traductor‑Intérprete Jurado): required when authorities or notaries demand certified translations; list managed by Spain’s Ministry of Foreign Affairs.
• Surveyor/architect (arquitecto/arquitecto técnico): for structural checks and planning/licence compliance.

Where to start:

• The UK government publishes a Spain list of lawyers; filter for Alicante and Murcia (Gov.uk, 2025).
• If you use a UK‑based solicitor, check their registration on the Law Society’s public register.
• Examples of cross‑border firms include Eshkeri & Grau Ltd.; always verify status and PI insurance directly with any provider you engage.
• Keep all engagement letters and receipts; they support compliance and future resale.

• Land Registry offices (Registro de la Propiedad) directory: https://www.registradores.org/directorio/-/registros/propiedad
• Notaries in the EU: https://www.notaries-directory.eu/
• Spain’s bar associations: https://www.abogacia.es/conocenos/consejo-general/colegios-y-consejos/
• Registry of Gestores Administrativos: http://www.registro-gestores.org/
• Guidance on cross‑border legal aid: https://e-justice.europa.eu/content_legal_aid-37129-en.do

Budget:

• Legal fees are commonly 1–2% of the price plus VAT, but ask for a fixed scope (Wise, 2025).

Costa Blanca and Cálida sit within a larger Spain property landscape — if you’re asking "can I buy a property in Spain?" or "can UK citizen buy property in Spain", the answer is yes for non‑residents too. ### Buying in Spain after Brexit: how big‑city markets compare

Major city markets in Spain after Brexit like Madrid (Spain’s capital), Barcelona (Catalonia’s capital), and Málaga (a key Andalusian coastal city) attract year‑round demand and steady international interest. Compared with these cities, many buyers — including those who plan to buy property in Spain from UK — look to Alicante and Murcia real estate for more choice at different price points and proximity to beaches, for living or renting. See this independent overview of buying property in Spain after Brexit, useful when buying property in Spain from UK: https://www.expatica.com/es/housing/buying/spain-property-103805/

• Travel links and work patterns pull buyers toward Madrid and Barcelona. Second‑home demand stays strong around Málaga and the Costa del Sol, as well as the Costa Blanca/Cálida corridor.
• UK and EU residents remain active in these markets; several guides outline routes for UK buyers post‑Brexit (Hamptons, above).
• Cost of living matters to some buyers. Independent comparisons show Spain is generally lower than the UK: https://www.numbeo.com/cost-of-living/compare_countries_result.jsp?country1=United+Kingdom&country2=Spain

In Madrid and Barcelona, apartments are the default in central zones. Along the Alicante and Murcia coasts, a house or villa with outdoor space is more common outside city cores — many buyers planning on buying a house in Spain from UK prefer these areas. Your Spanish lawyer can help you check local planning rules for either type before you commit.

Due diligence protects your deposit. Do it before you sign the private contract.

Core legal checks:

• Nota simple (Land Registry extract) from the Registro de la Propiedad: confirms the owner, description, boundaries, mortgages, liens, embargoes, and easements.
• Catastro (cadastral record): match the cadastral reference and surface areas with the title and reality.
• Licences and use: for homes, ask for the occupancy licence (licencia de primera/segunda ocupación) and planning compliance certificates. For rural or urban‑border plots, check permitted uses and any protected land designations.
• Community of owners: request a debt‑free certificate (certificado de estar al corriente) from the administrator and the community statutes.
• Utilities and rates: collect recent IBI (municipal property tax) and basura (waste) receipts. Municipal waste charges exist and are changing in several areas (Idealista, 2025).
• Coastal demarcation: if near the shoreline, ask for confirmation from Demarcación de Costas that the property is outside protected zones or that concessions are regular.
• Special zones: in some Spanish areas, military/restricted zones apply; ask your lawyer to check whether any defence‑related restriction affects the plot before you commit.

Fiscal checks:

• Your lawyer/gestor should identify all purchase taxes and fees applicable to your case before you sign (SolicitorsInSpain.com, 2025).
• Confirm the 30‑day ITP deadline (where applicable) and other filings with the regional tax authority (Balcells Group, 2025).

Technical survey:

• Commission an architect or technical architect to survey structure, damp, extensions, and that any additions match licences.
• For rural homes, confirm water/electric supply type (mains vs. private) and legal status of wells or deposits.

Non‑residents can access Spanish mortgages, usually at lower loan‑to‑value than residents. Spanish banks typically offer 60–70% LTV to non‑residents (Wise, 2025). Terms vary by bank and profile; consult lenders early and compare offers.

Key steps:

• AIP (agreement in principle): obtain a bank’s preliminary offer before you sign a binding deposit contract.
• Valuation (tasación): the bank appoints an approved valuer; lending is based on the lower of purchase price or valuation.
• Arras contract: most private purchase contracts take the form of arras penitenciales with about 10% deposit (Idealista, 2025). If you withdraw without a contractual reason, you can lose the deposit. If the seller withdraws, you can claim double back (seek legal advice on your specific clauses).
• Financing condition: include a mortgage contingency and a clear timeframe. Some guides cite a three‑month window to secure financing (Balcells Group Lawyers, 2025). Negotiate the exact period in your contract.
• Late payments: borrowers should contact their bank early if at risk of missing payments to avoid extra costs or enforcement (Gov.uk, 2025).

Escrow and guarantees:

• For resales, deposits are often held in a lawyer’s client account. For off‑plan, insist on a named bank guarantee (aval bancario) or insurance for each staged payment.

Where to research:

• The Spanish Mortgage Association (Asociación Hipotecaria Española) publishes market guidance and lender data. See: https://www.ahe.es/language_english/ For deeper steps and tips for British buyers on how to buy property in Spain from UK, see Buying property in Spain after Brexit: 2026 guide.

Brexit reclassified UK nationals as non‑EU. You can still buy property in Spain after Brexit: the conveyancing steps, notary signing and registration are unchanged for non‑residents. The main practical shift is stay length without a visa (up to 90 days in any 180). During COVID‑19, travel and in‑person signings were restricted at times; powers of attorney and remote banking helped deals complete. Spain after COVID‑19 returned to normal operations, and those tools remain useful.

Plan timelines around visa rules and bank/AML checks, and allow extra time for mortgage approvals if financing.

You will pay deposits and completion funds in euros. Plan your FX strategy early to reduce risk.

Purchase costs include taxes, notary and registry fees, legal fees, and due diligence outlays. See this independent cost explainer: https://www.lawants.com/en/cost-buying-property-spain/. Transfer tax on resales can range about 6–11% depending on the region (Wise, 2025). New‑builds pay VAT (IVA) and stamp duty (AJD). Confirm current Valencian Community or Murcia rates before committing. For breakdowns relevant to buying property in Spain from UK, see Taxes When Buying Property in Spain: ITP 8–10%, VAT 10%.

Other costs to expect:

Rates and reliefs change by region. Always confirm with the Valencian Community or Murcia tax office and review definitions from the Agencia Tributaria.

Example for a €200,000 purchase (illustrative only; confirm current rates locally):

The process has three stages: reservation, private contract (arras), and completion at the notary. You will then register the title and pay taxes. Gov.uk reminds buyers they can ask questions of the notary. You have a period to review the deed before signing. Guidance cites a three‑day window to seek clarifications (Gov.uk, 2025).

Offer agreed, reservation signed, due diligence, private deposit contract (arras), mortgage valuation if needed, then notary completion and registration — for citizens and non‑residents alike, the core 2026 process remains the same, and you will use your NIE number and passport number at the relevant stages.

A reservation secures the property while your lawyer checks documents.

• Deposit size: often 1–5% of the price (Balcells Group Lawyers, 2025). Keep it small until legal checks begin.
• Key terms: price, deadlines, what happens if issues arise, and whether the deposit is refundable.
• Risk control: deposits may be non‑refundable depending on the agreement (SolicitorsInSpain.com, 2025). Use a lawyer’s client account and get a receipt that states the conditions.

Off‑plan requires extra safeguards. Never transfer staged payments without a guarantee.

What to verify:

• Developer: corporate records, track record in Alicante/Murcia, and any completed phases.
• Planning: building licence (licencia de obra mayor), plot status, and municipal approvals.
• Payments: every advance must be covered by a named bank guarantee or insurance policy (aval bancario). Keep the original guarantees.
• Schedule: link payments to construction milestones certified by the site’s technical director (certificados de obra).
• Quality and handover: check specifications, snagging process, utilities connection, first occupancy licence (licencia de primera ocupación), and community setup.

Protection:

• Keep proof of all transfers and guarantees.
• Use a lawyer and, if useful, a gestor to monitor licence updates and milestone releases.

Fraud and shortcuts cost money. Slow down, check documents, and keep deposits protected.

Red flags:

• Paying any deposit before confirming ownership on the nota simple.
• Unlicensed extensions or conversions presented as “easily legalised”.
• Properties very close to the shoreline without clear Coastal Law clearance.
• Missing occupancy or completion certificates for new or renovated homes.

Complaint routes:

• Lawyers: complain to the provincial Colegio de Abogados (Alicante or Murcia). Gov.uk advises checking complaint procedures and PI insurance at the start (Gov.uk, 2025).
• Agents: ask for the official complaints form (hoja de reclamaciones) and the firm’s registration details; consumer offices (OMIC) can mediate.
• Disputes: consider mediation or arbitration clauses. For straightforward monetary claims, your lawyer can advise on the small‑claims court route.

FCDO help:

• British nationals can consult FCDO guidance for Spain on legal issues and lists of English‑speaking lawyers (Gov.uk, 2025).

After completion, set up your home and meet local duties.

Set‑up checklist:

• Utilities: change electricity, water, and gas contracts to your name. Provide IBAN for direct debit.
• Town hall: register on the municipal roll (empadronamiento) if you will reside; your gestor will confirm if it applies.
• Taxes: appoint a fiscal representative if needed. File annual non‑resident returns where applicable, and set direct debit for IBI and waste (Idealista reports ongoing changes to basura fees in Spain, 2025).
• Community: read the statutes and house rules; ask the administrator about monthly or quarterly community fees and upcoming works.

Renting:

• Long‑term lets vs holiday rentals have different rules. Short‑term tourist rentals usually require a regional licence:
  • Valencian Community: touristic registration process managed by the regional tourism authority.
  • Region of Murcia: tourist accommodation registration with the regional tourism registry.
• Taxes apply on rental income; your gestor will handle filings. Sunny Casas does not offer rental‑management services.

This example shows how headline price differs from total spend. Always confirm the exact rates and fees with your lawyer, the notary, and the regional tax office.

Resale scenario (ITP applies):

• ITP: 6–11% = €12,000–€22,000 (Wise, 2025).
• Legal: 1–2% + VAT (Wise, 2025).
• Notary + Registry: scaled fees; obtain a quote for your deed length.
• Survey, translations, gestor: fixed fees by provider.
• Tax payment deadline often 30 days (Balcells Group, 2025).

New‑build scenario (VAT + AJD):

• VAT and AJD vary by region/property type; your lawyer will confirm current rates for Alicante or Murcia.
• Add legal, notary/registry, snagging survey, and connection fees.

Financing overlay:

• If a non‑resident mortgage at 60–70% LTV is used (Wise, 2025), add valuation and bank fees. The bank will lend against the lower of price or valuation.

We specialise in Torrevieja, Orihuela Costa, Guardamar, Alicante city, and across the Costa Cálida. We coordinate viewings, handle document collection, keep deposits safe via proper channels, and work with independent lawyers and surveyors to help you complete confidently. Tell us your timeline and budget; we will build a plan and keep you informed at every step. For more regional context, see Costa Blanca North & Costa Cálida guide — including what has and hasn’t changed after Brexit.