Before working through the steps below, it helps to understand how Javea is laid out and why location, access and planning history matter when buying property here.
Use this when you view, offer, and complete.
Buyer costs (quick)
Resale: ~+11% (ITP 10% + notary/registry/gestoría + legal).
New build: ~+12% (IVA 10% + AJD ~1–1.5% + fees).
Mortgage extras: valuation, possible opening fee, home insurance.
Seller tax: plusvalía usually seller-paid — write it into the deed. See Costs of Ownership
Timeline (clean)
Week 0–2 search & second views; lawyer on.
Week 2–3 offer accepted → arras (10%) → due diligence.
Week 3–7 mortgage/valuation if needed → cure issues.
Week 7–9 notary → keys → utilities holder changes same day.
Week 9–12 registry inscription → collect originals/invoices. See Purchaser’s Checklist
Arras (no traps)
Type: penitenciales.
You pull out → lose deposit.
Seller pulls out → pays double.
Deposit: usually 10%.
Completion: state a week plus longstop.
Inventory: annex with photos.
Charges: seller delivers free of charges or list what you assume.
Penalties: mirrored for both sides. See Purchaser’s Checklist
Legal due diligence (must-confirm)
Ownership/charges: fresh nota simple; plan mortgage cancellations at notary.
Catastro vs Registro: meters, boundaries, use.
Planning/works: licences, legalisations, no open fines; Costas distance & flood where relevant.
Certificates: habitability + energy ready.
Community: debt-free letter; minutes for pending works/assessments.
Utilities: mains vs septic, active supplies, meter numbers.
Local taxes: IBI/basura receipts; agree proration.
Investing: VUT feasibility, flat-licence pause, villa compatibility. See Tourist Rentals in Javea, Set Up Utilities in Javea
Mortgage (non-residents)
LTV 60–70%.
DTI ≤30–35% net income.
Rates: fixed, variable (Euribor + margin), or mixed. Lending capped by lower of price vs tasación.
Docs: ID/NIE, tax returns, payslips, employer/accountant letter, credit report, debt list.
Bundles: account required; home insurance standard; life insurance sometimes pushed — negotiate. See Financing Your Property Purchase in Javea
Notary day
Before: morning walk-through on utilities; meter photos; inventory present; insurance active from keys.
At table: IDs/NIEs or POA; payment instruments; seller’s bank cancels charges; execute payments; sign; count keys.
After: leave with copia; originals after registry. See Purchaser’s Checklist
48-hour drill after keys
Change locks.
Meter photos (serials + readings).
Submit cambio de titular; set SEPA.
Confirm insurance.
Book padrón; start SIP.
Service checks: A/C, boiler, pool.
Moisture plan for first winter. See Set up Utilities in Javea
Local traps
Under-declared works.
Septic vs mains.
Retaining walls/slopes and drainage.
Salt corrosion near coast.
“Community use” parking ≠ titled plaza.
Upcoming lift/façade assessments.
A/C load test; upgrade potencia/circuits if it trips.
Buyer cost breakdown
Resale: ITP 10%.
New build: IVA 10% + AJD ~1–1.5%.
Notary/Registry ~€1.5k–€3.8k.
Gestoría ~€300–€600.
Legal 0.5–1% (mins apply).
Valuation €300–€600; bank fees vary.
Plusvalía: normally seller-paid — record who pays and how. See Costs of Ownership
Offer-to-keys checklist
Before offer: lawyer retained; finance route; passport/NIE; fund transfer timing.
Arras: correct data; deposit % (usually 10%); completion week + longstop; inventory with photos; mirrored penalties; charges cleared at notary; proration notes (IBI, basura, community).
Due diligence: nota simple; Catastro vs Registro; planning/licences; habitability & energy certs; community debt letter & minutes; utilities status & meter numbers; IBI/basura receipts; coastal/flood checks; VUT feasibility.
Notary pack: payment instruments; plusvalía handling; insurance start; lender rep/cheque; AM meter photos.
Post-completion 48h: locks; utilities holder changes; insurance; padrón; maintenance booked. See Purchaser’s Checklist, Setting up Utilities in Javea
FAQs
Offer → keys: 6–10 weeks if clean.
Arras: 10% typical; buyer loses if pulling out; seller pays double if they do.
Buy from abroad: yes via POA.
NIE: required before completion.
Plusvalía: typically seller — state it in deed.
Total buyer costs: ~+11% resale, ~+12% new build.
Non-resident mortgage: 60–70% LTV, DTI ≤35%, capped by lower of price vs valuation. See Financing Your Property Purchase in Javea
Charges on nota simple: seller’s bank cancels at notary.
Survey: recommended, esp. villas/older stock.
Coast/flood: check early.
Short-let: only if compatible and registered; new flat licences paused.
Utilities on day: photograph meters AM, submit cambio de titular, set SEPA, verify first bills. Bank account: practically yes.
Deal-killers: under-declared works, missing licences, non-owned parking, shaky VUT assumptions. Must-have arras clauses: property data, deposit %, completion week + longstop, inventory with photos, mirrored penalties, charges cleared, tax/proration notes.
Bottom line: clean arras, full due diligence, numbers and remedies agreed before notary. Then signatures and keys.
Last verified: 27 Sep 2025 (Europe/Madrid).
