Permanent home, second home, pure investment — these are different properties in different areas with completely different logic. Decide before you open Idealista.

Honest answer: usually impossible. Tourists want busy, central, beach-facing areas. You want quiet and spacious. Tourists rent in summer — exactly when you want to be there. The property optimised for both is rare. Choose one priority.

Under 90 days = tourist limit (if non-EU). 91–183 = visa needed. Over 183 = Spanish tax resident, worldwide income reportable to Hacienda.

This decides: visa pathway, padrón registration, healthcare, tax residency — and what "right property" even means for your life.

To the property price add: ITP/IVA, notary, registry, lawyer, gestoría. On a €250K home, that is €30,000–35,000 extra. Many buyers find out at the notary — too late to plan around it.

Affects rental income tax (19% net vs 24% gross), mortgage access, visa options, ETIAS requirement.

NIE: 2–8 weeks. Bank account: 1–3 weeks. Notary slots booked weeks ahead in some areas. This is not the UK or Germany. Plan with margin or you will lose the property to a faster, more prepared buyer.

Sea / quiet / schools / services / price / area — pick ONE. The property optimised for everything does not exist. Imagine your everyday life here. Do you truly want 60 m² right by the sea, or 120 m² just 7 minutes away by car?

Torrevieja ~40 min, Orihuela Costa ~35–50 min, Villamartín ~45 min. If you fly often, this matters more than you think.

La Zenia, Punta Prima, Playa Flamenca, Cabo Roig — you can live without Spanish. Inland villages — you cannot.

Torrevieja ~€2,300/m² · Punta Prima ~€2,400/m² · Villamartín ~€1,900–2,100/m² · Cabo Roig premium (Idealista, 2025). These are rough averages — price per m² mixes very different property types. Want a real, property-specific valuation? →

Listing prices are aspirational. Actual deals often close 8–15% lower. An agent working with real market data — not selective statistics — sees this and negotiates accordingly.

Construction next door = noise + view loss + dust for 2–3 years. Town hall (ayuntamiento) urbanística department lists planned permits.

August sells the dream. February shows the truth. Evenings reveal parking, noise, and real density. At Prime Home Match, we explain how the area actually lives — all year round.

Owner identity, mortgages, embargoes, restrictions, easements. Obtain a recent Nota Simple (issued within the last 7 days) before signing the arras contract.

Buyer liable for unpaid fees (current year + 3 previous years). Always request written confirmation from the administrator.

Annual property tax. Unpaid years attach to the property, not the seller.

Class E or worse = expensive winter heating + lower resale appeal + mortgage issues. Mandatory for sale; absence is a red flag. From 2030 properties rated F–G will face future sale or rental restrictions.

Without it: utilities cannot be transferred to your name. Older properties sometimes lack this entirely.

The property is not subject to demolition, expropriation, or future planning changes. Confirmed in writing by the Town Hall. Fully within a single, legal urban classification (not rural land and not split across different zoning areas, e.g. public road and private plot).

Without it, the developer cannot legally hand over the property and the bank cannot release the mortgage.

In parts of Alicante city and Benidorm, new VUT licences are no longer issued. You can buy a "rental investment" that legally cannot be rented short-term. Be cautious: agents often market properties as "ready to rent" or already generating income, while the rental activity may be unlicensed. Others may promise that obtaining a licence is "easy" — which is often not the case. In reality, you may end up owning a property where a licence cannot be obtained at all, or where short-term rentals are prohibited by the community of owners.

In practice, documents are often only presented at the notary — under time pressure. Insist on receiving and reviewing everything beforehand to avoid last-minute surprises at the notary's desk.

Addresses in Spain may vary (different naming, numbering, or updates over time). The cadastral reference is the unique identifier — always ensure it matches the exact property you are buying.

Notary cheques (cheque bancario) cannot be modified at the table. Usually you do this part with your lawyer.

Proof the property tax is current.

Mailbox key, gate clicker, parking remote, alarm codes, pool keys, comunidad fobs. Make a list before.

A simple copy (copia simple) is provided at signing. Collect the authorised copy (copia autorizada) from your lawyer a few weeks later, once registration is completed.

The seller, the agent, the workmen, the cleaner, the gardener — they all have copies. This is non-negotiable.

Securitas, Movistar Prosegur — from €50/month. Especially important if the property will be empty part of the year.

Utilities (water, electricity, gas, internet). Usually handled by your lawyer or gestor. Requires your NIE and a copy of the escritura. A cédula de habitabilidad may be required, depending on the property and provider.

Legally required for residents and essential in practice for accessing healthcare, residency procedures, schools, and local services. It also starts the official residence timeline in Spain.

Public healthcare access depends on your status. Typically granted through social security (employment or self-employment) or, in some cases, via regional eligibility. A padrón is usually required as proof of residence. Private health insurance is often required for residency applications (especially for non-EU buyers), but it does not replace access to the public system.

Non-resident income tax. Even if you don't rent the property, you owe imputed income tax. Most people skip it — but it catches up at sale.

Some areas no longer issue them. Verify with the ayuntamiento BEFORE buying — not after.

EU resident landlord = 19% net (with deductions). Non-EU = 24% gross with NO deductions allowed. The difference compounds enormously over years.

Even a 1-year contract is considered long-term under LAU. Buying with existing tenants — you may be locked out of personal use for years. Renting out your own — even a "temporary" 1-year deal protects the tenant for up to 5 years (7 if a company), auto-renewed +3 years unless notice is given. Tenant can exit after 6 months. Landlord cannot. Plan before you sign.

If you do not live here year-round you will need it. Account for it in your yield calculation — not as an afterthought.

Some urbanisations vote to prohibit Airbnb. Check the statutes BEFORE making an offer.

Squatters & non-paying tenants: eviction takes 6–24 months in court regardless of the reason. Prevention is everything: vet tenants thoroughly before signing, use deposit guarantees (seguro de impago), get squatter insurance (seguro anti-okupa), never leave property vacant long-term without someone checking in, install an alarm system, change locks, anti-squatter measures. An empty, neglected property is a signal — maintain occupancy.