Question 1

How long does the buying process take in Spain on average?

Accepted Answer

From the moment we agree on the price until the key handover at the notary, the process takes an average of 8 to 12 weeks. This depends on the complexity of the file, obtaining an NIE number, and the possible application for a Spanish mortgage.

Question 2

Why do I need a buying agent in Spain?

Accepted Answer

In Spain, there is no central, exclusive system. Many properties are for sale with multiple agents, and the selling agent exclusively represents the interests of the seller. We act as your personal buying agent. We search the entire market, do objective preliminary research, protect you from legal pitfalls, and negotiate the best price for you.

Question 3

Do I have to be in Spain for every viewing?

Accepted Answer

No, that is not necessary. We often use video calls and virtual tours to make an initial selection. We visit the properties for you, make honest videos, and send you an extensive report. Only when you are truly convinced do we advise you to fly over.

Question 4

What is the role of the notary in Spain compared to other countries?

Accepted Answer

In Spain, the notary does much less research than in Northern Europe. The Spanish notary mainly checks the identity of the parties and whether the payments are correct, but does not investigate whether a house was built illegally or whether there are debts on it. Therefore, an independent lawyer is essential.

Question 5

How does making an offer work in Spain?

Accepted Answer

An offer is usually made verbally or via email through us. We advise you on a realistic opening bid based on market research. Once the offer is accepted, the property is taken off the market by signing a reservation contract.

Question 6

What is a reservation contract (contrato de reserva)?

Accepted Answer

This is an initial, short contract that reserves the property for you. You pay a deposit (usually between €3,000 and €6,000). From that moment on, the seller takes the house off the market and your lawyer gets the time to carry out the legal research.

Question 7

Can I buy a house without having seen it?

Accepted Answer

Yes, it is possible, it sometimes happens with highly sought-after properties or under special circumstances, for example during the COVID pandemic. In theory, you can buy remotely through detailed video tours and thorough research by the lawyer, but we are not in favour of it. A house here in this region feels different from back home, where everything is familiar. We believe you should see the house in person, get a feel for the atmosphere, and explore the area before making the decision to buy. In short: it is possible, and we will facilitate as much as we can so you do not necessarily have to be here for a first visit, but with serious interest we recommend you come over.

Question 8

What happens on the day of the key handover?

Accepted Answer

On the day of completion, the Escritura, we go to the notary together with you, or your lawyer with power of attorney. Here the final deed of sale is signed, the final payment is made via bank drafts or direct transfer, and you immediately receive the keys to your new dream home. Usually, we go to the house beforehand with the seller, or the other agent, to check the condition of the house and the inventory and make sure everything is as agreed.

Question 9

What is an NIE number and how do I get one?

Accepted Answer

The NIE is the Spanish foreigner identification number required for many legal, tax and financial transactions in Spain. You need it for almost everything: buying a house, opening a bank account, or putting water and electricity in your name. We or our lawyer will help you apply for this.

Question 10

Why is an independent lawyer (abogado) crucial?

Accepted Answer

Because the notary in Spain does not do thorough preliminary research, the lawyer is the one who checks whether the property is legal, whether the seller is the real owner, and whether there are no outstanding debts, embargoes, or illegal extensions.

Question 11

What is a DAFO certificate?

Accepted Answer

A DAFO (Declaración de Asimilado a Fuera de Ordenación) is a certificate from the municipality that regularizes the legal status of a property in the countryside (suelo rústico). It confirms that the property is old enough not to be demolished and that there are no legal proceedings against it.

Question 12

What is the difference between the Catastro and the Registro de la Propiedad?

Accepted Answer

The Catastro, the Cadastre, deals with the physical boundaries, surfaces, and the value for property tax. The Registro de la Propiedad, the Property Register, deals with who the legal owner is and whether there are mortgages or debts on the property. These two often show discrepancies in Spain; your lawyer will advise you in your specific case what this means and whether follow-up is needed.

Question 13

How do I know if there are embargoes or debts on a property?

Accepted Answer

Debts in Spain are attached to the property, not the person. If you buy a house, you take over the debts. Your lawyer requests a 'Nota Simple' from the Property Register to check this and ensures that all debts (such as unpaid IBI or water bills) are paid off before the transfer.

Question 14

Is it safe to buy a property in the 'campo' (countryside)?

Accepted Answer

Yes, provided you are well guided. Many houses in the campo were built in the past with gray or incomplete permits. With a good lawyer who checks the DAFO status and puts the paperwork in order, buying a cortijo or finca is perfectly safe.

Question 15

What is a 'Nota Simple' and why is it important?

Accepted Answer

A Nota Simple is an extract from the Spanish Property Register. It shows the current owner, a brief description of the property, the boundaries, and most importantly: whether there are mortgages, embargoes, or other charges on the property.

Question 16

What are the additional buying costs in Andalusia?

Accepted Answer

Take into account about 10% to 12% on top of the purchase price. This consists of transfer tax (ITP, currently 7% in Andalusia for resale properties), notary fees, registration fees, and the fees of your lawyer (usually 1% of the purchase price).

Question 17

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

Accepted Answer

Yes, that is possible. Spanish banks generally finance up to 60% to 70% of the lowest value (purchase price or valuation value) for non-residents. The term is often a maximum of 20 years and up to the age of 75.

Question 18

What annual taxes do I pay as a homeowner?

Accepted Answer

You pay the annual municipal property tax (IBI), rubbish collection tax (Basura), and as a non-resident an income tax (IRNR) on a fictitious rental yield. If you rent out the property, you pay 19% tax on the actual rental income (for EU residents).

Question 19

Do I need to open a Spanish bank account?

Accepted Answer

Yes, this is highly recommended and often mandatory. You need a Spanish account to pay fixed costs via direct debit (domiciliación) such as water, electricity, internet, and annual municipal taxes.

Question 20

What about the transfer tax (ITP) in Andalusia?

Accepted Answer

The Junta de Andalucía has set the transfer tax (Impuesto de Transmisiones Patrimoniales) for existing homes at a flat rate of 7%. For new builds, you do not pay ITP, but 10% VAT (IVA) plus 1.2% stamp duty.

Question 21

Are there any hidden costs I should take into account?

Accepted Answer

In addition to the 10-12% buying costs, you should take into account the costs for opening a bank account, connection costs for utilities, which can be arranged through the lawyer, and possible valuation costs if you apply for a mortgage, approximately €400 to €600.

Question 22

How does the payment of the purchase amount work?

Accepted Answer

For the final purchase, you transfer the agreed amount that your lawyer has communicated to your lawyer's escrow account. From there, an official bank draft, cheque bancario, can be written which is physically handed over to the seller at the notary, but nowadays the money is usually transferred directly to the seller's bank account on the spot.

Question 23

What do I need to do to transfer my purchase amount to Spain?

Accepted Answer

Contact your own bank well in advance. Ask whether your transfer limit is high enough for the amount, and keep in mind that banks often want to know where the money comes from for large amounts, for example savings or the sale of a property. Make sure you can substantiate this with documents. Also carefully check the name and IBAN of the recipient, often the account of the Spanish notary, and allow 1 to 2 business days for processing. Arrange this well in advance, not just before the transfer.

Question 24

Average monthly running costs

Accepted Answer

This varies greatly per property, but for an average detached villa in the campo, expect €200 to €300 per month for electricity and water, €30 to €50 for internet, €450 to €800 per year for IBI, the municipal tax, and possible costs for pool and garden maintenance. For a townhouse, that is €100 to €200 per month for electricity and water, €30 to €50 for internet, and €250 to €500 per year for IBI, the municipal tax. Additionally, for home insurance, expect approximately €500 per year for a detached house in the campo and about €250 for a townhouse.

Question 25

Can Second Home Andalusia take care of the management and maintenance when I am not there?

Accepted Answer

Yes, we can. We work with a trusted network of local specialists who take full care of the management and maintenance of your property, so you do not have to worry about anything. These local professionals handle everything around your rental or holiday home: key management, guest reception, cleaning and linen service, checks after storms or heavy rain, repairs, pool and garden maintenance, administration and more. For larger or smaller renovations, we can also connect you with a network of reliable professionals, as well as for installations such as wifi, satellite TV and alarm systems.

Question 26

What are the rules for holiday rentals in Andalusia?

Accepted Answer

Since 2024, the rules for tourist rentals, Vivienda con Fines Turísticos, have been tightened and adjustments are still being made regularly. You need at least a rental licence, RTA, from the Junta de Andalucía and often permission from the municipality. Discuss in advance whether you plan to rent out your purchase, so we can take this into account in our search. It is also important to have the lawyer check whether the property qualifies for a licence.

Question 27

Do I need a rental license (RTA) to rent out my house?

Accepted Answer

If you offer the property for short periods (less than 2 consecutive months) via platforms such as Airbnb or Booking.com, an RTA license is mandatory. If you rent out for the long term (longer than 2 months to the same person), you fall under the regular rental law (LAU) and no RTA is required.

Question 28

What does the maintenance of my garden and pool cost?

Accepted Answer

The costs naturally depend on the size of the garden and the pool. On average, professional pool cleaners charge between €150 and €200 per month for weekly maintenance, including the necessary chemicals for the pool. For the garden, you should budget €50 to €75 for a morning's work, approximately 4 hours.

Question 29

How do I find reliable professionals for a renovation?

Accepted Answer

Over the years, we have built up an extensive network of reliable contractors, plumbers, electricians, and painters. Through our management service, we can request quotes, schedule the work, and monitor the progress for you while you are abroad.

Question 30

Can I rent out my house permanently instead of for holidays?

Accepted Answer

Yes, long term rental (Larga Temporada) is very popular. It provides a more stable income and less wear and tear than weekly holiday rentals. Keep in mind that tenants have built up strong rights under Spanish rental legislation.

Question 31

Who checks my house after a severe storm or heavy rainfall?

Accepted Answer

If you work with one of our local specialists who take full care of the management and maintenance of your property, they can immediately carry out an extra safety and damage check at your house after extreme weather conditions, such as a calima or heavy rainfall, and send you an update about it.

Question 32

What about renovating a campo house?

Accepted Answer

In the countryside, rustic land, strict rules apply. The land is intended for agriculture and nature, not for living. New construction is therefore in principle not permitted, and extending or renovating an existing house is usually only allowed to a very limited extent. There are a few exceptions, for example a farmhouse that genuinely belongs to agricultural use, but these are strictly regulated and differ from case to case. In short: what you are allowed to do on such a plot is often less than you would expect. Each plot and each municipality can be different, so having your lawyer investigate this per case is essential.

Question 33

What do I need to do if I want to renovate a townhouse?

Accepted Answer

For most renovations within the town centre, suelo urbano, you need a building permit, licencia de obra, from the municipality. For minor maintenance or interior painting, no permit is sometimes needed. But check this before you start the work. Note: many of the traditional white villages here have extra rules to protect the character of the village. Think of regulations on the colour of the facade, the type of roof tiles, the height of the building, or the use of certain materials. Large, modern renovations are therefore not always permitted, especially not in the historic centre. In short: renovating in the village is usually possible, but always check with the municipality in advance what is specifically allowed. This differs per village and sometimes even per street.

Question 34

Why choose the Axarquía region?

Accepted Answer

The Axarquía is known for having the best climate in Europe, with over 320 days of sunshine a year. It is much more authentic and less built-up than the western Costa del Sol. You will find beautiful white mountain villages, the impressive Lake Viñuela, and quiet beaches.

Question 35

What about the accessibility of houses in the countryside (campo)?

Accepted Answer

Accessibility varies. Some houses are right on a tarmac road, while others can only be reached via an unpaved mountain road (dirt track). We always inform you clearly in advance about the condition of the access road, so you are not faced with any surprises.

Question 36

Is the Axarquía lively all year round?

Accepted Answer

Yes, unlike some pure coastal resorts that are deserted in winter, the villages in the Axarquía have a strong local community. Shops, bars, and restaurants remain open all year round, and there are constant local festivals (fiestas).

Question 37

How is the climate in the Axarquía compared to the rest of Spain?

Accepted Answer

The Axarquía has a unique microclimate. Because it is protected by the mountain ranges of the Sierra Tejeda and Almijara, the winters here are milder than in the rest of Andalusia, and the summers slightly less extremely hot than inland (such as Seville or Córdoba).

Question 38

Are there good medical facilities nearby?

Accepted Answer

Absolutely. In Torre del Mar there is the modern regional hospital (Hospital Comarcal de la Axarquía). In addition, every village has its own medical center (Centro de Salud) for first aid and GP care, and there are many private clinics with multilingual staff.

Question 39

What are the nicest white villages (Pueblos Blancos) in the Axarquía?

Accepted Answer

The Axarquía has many beautiful villages. Cómpeta and Frigiliana are very famous and lively. Alcaucín, Canillas de Aceituno, and Sedella offer a more authentic, quieter experience at the foot of the natural park. We are happy to help you discover which village suits your needs.

Question 40

How far is the drive to Málaga airport?

Accepted Answer

From most places in the Axarquía (such as Vélez-Málaga, Viñuela, or Cómpeta) you can drive to Málaga airport in about 45 to 60 minutes via the excellent A-7 motorway.

Question 41

Is there enough water available in the Axarquía?

Accepted Answer

Water is an important topic in Andalusia. Properties in villages are connected to mains water. In the campo, houses often have their own well (pozo), mains water, or delivery via tankers to a water deposit. We always check the water supply thoroughly during the purchase.

Question 42

What insurance do I need for my house in Spain?

Accepted Answer

You need at least a home insurance (seguro de hogar) covering fire, water damage and liability. With a mortgage this is mandatory. A liability insurance is also recommended. We can refer you to reliable, multilingual insurance brokers in the region.

Question 43

Are there good schools in the Axarquía for my children?

Accepted Answer

Yes, there are both public and private schools in the region. Vélez-Málaga has several primary and secondary schools. There is also an international school (Colegio Internacional) near Torre del Mar. For younger children there are nursery schools (guarderías) in every village.

Question 44

Can I bring my pets to Spain?

Accepted Answer

Yes, within the EU you need a European pet passport and a microchip. Dogs must be vaccinated against rabies. Outside the EU different rules apply. Spanish veterinarians are of a high standard and there are many clinics in the Axarquía, also with multilingual staff.

Question 45

Do I need a permit for renovations to my house?

Accepted Answer

Yes, for most renovations you need a building permit (licencia de obra) from the municipality. For minor maintenance or interior painting, no permit is sometimes needed. We can guide the permit process through our network of architects and contractors.

Question 46

What if I want to include my house in Spain in my will?

Accepted Answer

It is highly recommended to make a Spanish will (testamento) with a Spanish notary. This prevents complex inheritance procedures and double taxation. Spanish inheritance tax (Impuesto de Sucesiones) varies by region; in Andalusia there are exemptions for close family. Our lawyer can advise you.

Question 47

Can I sell my Spanish house through Second Home Andalusia?

Accepted Answer

Yes, we also help with the sale of your property. We take professional photos and videos, list the property on our website and international platforms, and guide the entire sales process including negotiations and the notary process.

Question 48

What about internet and mobile coverage in the countryside?

Accepted Answer

In most villages, fibre optic or fast ADSL is already available. In the campo, the countryside, 4G/5G mobile internet or satellite internet, such as Starlink, is often the best option. Together with the sellers and/or the internet providers, we can check in advance how the internet and mobile coverage is on site.

FAQ

Frequently Asked Questions

Buying process & support

Legal & tax

Finance & mortgages

Management & rentals

Living in the Axarquía

Practical living

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