Buying a property on the Costa Brava is a dream for many—and for good reason. With its Mediterranean climate, stunning coastline, and exceptional quality of life, the region is one of Spain's most desirable places to live or invest.

However, between falling in love with a property and signing the deed before a notary, there are several important steps that should never be overlooked.

Whether you're purchasing a primary residence, a holiday home, or a rental investment, avoiding these common mistakes can save you time, money, and unnecessary stress.

1. Underestimating the Total Purchase Costs

The advertised purchase price is never the final amount you will pay.

In Spain, buying costs generally represent 10% to 12% of the property's purchase price, depending on whether the property is new or resale.

These costs may include:

• Property Transfer Tax (ITP) for resale properties in Catalonia.
• VAT (IVA) and Stamp Duty (AJD) for new-build properties.
• Notary fees.
• Land Registry fees.
• Legal and administrative expenses.

Many international buyers plan their budget around the purchase price alone and only discover these additional costs later, sometimes forcing them to reduce their budget or renegotiate.

2. Failing to Check the Property's Legal Status

One of the most expensive mistakes is assuming that everything is legally compliant.

A property may appear perfect while hiding significant legal issues, such as:

• Outstanding mortgages or debts.
• Unpaid community fees.
• Unauthorised extensions, swimming pools, terraces or annexes.
• Planning or zoning restrictions.
• Easements or ownership disputes.

Before purchasing, it is essential to verify the property's legal situation through the Spanish Land Registry and local Town Hall.

A certified AICAT real estate agent can assist you throughout this process.

3. Waiting Too Long to Apply for Your NIE

The NIE (Foreigner Identification Number) is mandatory for anyone purchasing property in Spain.

Without it, you cannot:

• Sign the public deed.
• Open a Spanish bank account.
• Pay taxes related to the purchase.

Depending on the time of year and your country of residence, obtaining an NIE may take anywhere from a few days to several weeks.

Applying early helps avoid unnecessary delays.

4. Signing a Reservation or Deposit Contract Without Advice

In Spain, most property purchases involve two important stages before completion.

The reservation agreement secures the property, while the arras contract (deposit agreement) legally commits both parties.

Depending on the type of arras contract signed, the legal consequences can vary considerably.

For example:

• If the buyer withdraws, the deposit may be forfeited.
• If the seller withdraws, they may have to reimburse twice the deposit received.

Before signing any document, ensure it has been reviewed by a qualified bilingual professional who understands Spanish property law.

5. Ignoring Tax Obligations as a Non-Resident

Buying property in Spain also means understanding your ongoing tax responsibilities.

Non-resident owners may be liable for:

• Non-Resident Income Tax (IRNR), even if the property is not rented.
• Income tax on rental earnings if the property is rented to holidaymakers or long-term tenants.
• IBI (Property Tax) payable annually to the local municipality.

Failure to comply with these obligations may result in penalties and late payment interest.

Understanding your tax responsibilities before purchasing helps you plan your investment correctly.

6. Relying Only on Photos or Visiting at the Wrong Time

A property can look very different depending on the season.

During summer, the Costa Brava is vibrant and lively.

Outside the tourist season, some neighbourhoods become much quieter, with reduced services and different living conditions.

Whenever possible:

• Visit the property at different times of the day.
• Assess traffic and noise levels.
• Review the community's financial records and planned works.
• Check nearby land that may be developed in the future.

These simple checks can prevent unpleasant surprises after purchase.

7. Buying Without a Certified Local Real Estate Agent

In Spain, not everyone working as a real estate agent is officially qualified.

Choosing a certified AICAT real estate professional offers important advantages.

A certified agent:

• Knows the true local market—not just advertised prices, but actual selling prices.
• Verifies the legal status of the property.
• Coordinates the transaction from beginning to end.
• Complies with strict legal and ethical standards.

For international buyers unfamiliar with Spanish procedures, professional guidance provides valuable peace of mind.

Conclusion: A Successful Purchase Starts with Good Preparation

Buying property on the Costa Brava is an exciting opportunity, but it also involves legal, financial, and administrative considerations that should never be underestimated.

With proper preparation and the support of experienced local professionals, you can purchase with confidence and avoid costly mistakes.

Whether you are looking for a permanent residence, a holiday home, or an investment property, taking the right steps before signing any document is the best way to protect your investment.

Thinking about buying a property on the Costa Brava?

The team at ELITKEYS Real Estate is here to guide you through every stage of the buying process, ensuring a secure, transparent, and stress-free transaction.