Buying an apartment in Spain: the 2025 guide

In 2026, Spain remains the favorite destination of the French. Whether you're looking for a profitable estate or a haven in the sun, opportunities abound. But the market has become more professional and complex.

Between the new Housing Law (Ley de Vivienda) and the tightening of the DPE, the rules of the game have changed. Whether you are looking for cash flow in Valencia or a villa on the Costa Brava, this guide deciphers the key steps of the new legislative context.

As a real estate hunter, I see every day that preparation is your best weapon.

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Administrative: the necessary step to secure your purchase

The Spanish administration never compromises. In 2026, the digitization of procedures accelerated processing times. However, rigor is still required to avoid last-minute blockages. A poorly prepared file is a file that fails.

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The NIE and the bank account: your essential foundations

The NIE (Extranjero Identification Number) is your tax license plate. Without it, you cannot sign at the notary. Anticipate a period of 2 months via the consulate in France or go through a local manager to save time.

At the same time, open a Spanish bank account. In 2026, banks like Sabadell or CaixaBank require total transparency. They will scrupulously apply anti-money laundering protocols. Prepare your 2024 and 2025 tax notices as well as your proof of source of funds.

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The lawyer: your only real legal guarantee

In Spain, the role of notary differs from the French system. It authenticates the sale but does not carry out in-depth research on the property.

It is the lawyer who protects the buyer. It verifies that the seller is the legal owner. He ensures that the property is debt-free and that the planning licenses are valid.

In 2026, controls on illegal extensions were tightened, especially on the coast. Without a lawyer, you risk buying a pool or terrace condemned to demolition.

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Sign the “Contrato de Arras” without making mistakes

The Spanish sales agreement is binding on you immediately and heavily. You generally pay 10% as a deposit. Note this crucial point: there is no 10-day withdrawal period as in France. If you change your mind, you lose your deposit.

Conversely, if the seller retracts, he must give you back double the amount paid. Your real estate hunter or lawyer must validate each clause of this document before any transfer.

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Investor profile: aim for cash flow and profitability in 2026

Rental investment in Spain in 2026 requires a fine strategy. The “Ley de Vivienda” now regulates rents in so-called “tense” areas (tense areas). The wise investor must therefore choose micro-markets where demand remains strong despite regulations.

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The Single Registry for short-term rentals

The vacation rental landscape has completely changed. Since January 1, 2026, each property rented to tourists must have its unique national registration number. Without this precious sesame, platforms like Airbnb or Booking block your ads automatically.

Before buying, it is essential to check the status of the condominium. Many residences voted to ban tourist activity in 2025. A profitable investment starts with a strict legal check of the use of the property.

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Where should you invest to maximize your return?

• valencia : It remains the queen of yield with around 7% gross. The demand of students and digital nomads is unsustainable there. It is a city that combines quality of life and prices that are still accessible.
• Madrid (Peripheral districts): Ideal for high level colocation. If prices in the center exceed €6000/m², the nearby suburbs like Vallecas or Carabanchel offer opportunities at €3200/m².
• Malaga: The city is experiencing an explosion thanks to its technological hub. It is the perfect compromise between asset security and rental tension. Prices are rising, but the rental vacancy is almost zero.

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IRNR tax for non-resident renters

If you rent your property, you are subject to Non-Resident Income Tax (IRNR). In 2026, you are taxed at 19% on your net profit.

The good news? You can deduct numerous expenses: loan interest, work, management fees and depreciation of the building. However, pay attention to fiscal vigilance.

The Spanish tax authorities are now cross-referencing data with electricity suppliers. Suspicious consumption in an apartment declared empty will trigger an automatic check. Transparency is your best ally for a serene investment.

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Secondary residence profile: combining pleasure and valorization

For a second home, your priority criteria are the living environment and the ease of resale. In 2026, the focus is on the sustainability of the property in the face of climate challenges and on the quality of transport infrastructure.

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Choosing the location: accessibility and resale potential

• Costa Brava/Girona: Always popular for its geographical proximity to France. Prices are stable, around 3500€/m² for quality properties. It is a safe haven market par excellence.
• Alicante/Costa Blanca: It offers the best quality/price ratio for the seaside. Alicante airport serves all of Europe with record frequency in 2026. It is an area of choice for retirees and families.
• Andalusia (Marbella, Estepona): It's the luxury segment. Here, you buy an exclusive lifestyle. The green value (DPE) is becoming a major selling point. International buyers are now demanding high energy standards to limit air conditioning costs.

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The fixed costs of a “pleasure” residence

Owning a pied-a-terre has recurring costs, even if you only stay there for two months a year. The IBI (property tax) remains reasonable, often between €400 and €900 for a standard apartment.

However, watch out for “gastos de comunidad” (condominium fees). A residence with an Olympic pool, tropical gardens and 24-hour security can cost between €150 and €400 per month.

Finally, don't forget the tax on the “enjoyment” of the property. The Spanish State taxes the personal use of a second home via an imputation of fictitious real estate income.

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The impact of the DPE on your future Spanish second home

Spain now applies strict energy renovation standards. An apartment classified F or G will be more and more difficult to resell without a significant discount.

In 2026, summer heat is a risk factor. Choose properties with efficient thermal insulation or plan for a substantial work budget. Good insulation will save you 40% on your air conditioning bill in July.

Buying “green” in Spain is no longer an option, it is a financial necessity to protect your capital in the long term.

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Conclusion: Support, the key to your real estate success

Whether you are looking for a rental yield of 6% or a sea view apartment for your old age, Spain offers historic opportunities in 2026. The market is mature, liquid and secure for those who know the local workings.

However, fiscal complexity and the new constraints of the Single Register no longer allow for improvisation. Buying real estate abroad is a serious act that requires expertise in the field.

One Real estate hunter secures each stage of your project. It selects goods that comply with 2026 legislation. He negotiates prices based on the real state of the market and the energy work to be planned. Don't let your Spanish dream become an administrative nightmare. Get support from professionals who experience the market on a daily basis.

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