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).
