Buying a house on the Costa Brava: the complete 2026 guide

Key takeaways

✓ Budget 12-14% on top of the price: 10% transfer tax in Catalonia plus notary, registry and gestoría.
✓ Non-residents: Spanish banks typically finance 60-70% of the value.
✓ The NIE (foreigner ID number) is essential — apply before making offers.
✓ The 10% arras deposit is the point of no return: every check happens before signing it.
✓ In Empuriabrava, mooring length and canal-wall condition move prices by tens of thousands of euros.

Why Alt Empordà

The bay of Roses, the canals of Empuriabrava and Cadaqués form one of Catalonia's most active second-home markets. In Empuriabrava, over 80% of purchases are made by foreign buyers. It's also a highly heterogeneous market — a €200,000 apartment and a €2M villa with mooring can sit three streets apart — which is why buying well and buying badly are worlds apart.

Still choosing your area? Start with our local guides: Roses, Empuriabrava, Cadaqués or L'Escala. And for the area's signature product, see our houses with mooring in Empuriabrava.

The buying process, step by step

1. The NIE and a bank account

The NIE (foreigner identification number) is mandatory to buy. Apply at a Spanish consulate abroad or a police station in Spain; do it early, as appointments can take weeks. A Spanish bank account isn't strictly required but makes taxes and utilities far easier.

2. Reservation and the arras contract

Once you've found the house, you typically sign a reservation (1-2% of the price) and then an "arras penitenciales" contract with a 10% deposit. Arras are the point of no return: walk away as a buyer and you lose it; if the seller walks away, they return it doubled. All checks — land registry extract, charges, community debts, habitability certificate, licences — must therefore happen before signing. Our free purchase analysis tool runs the full checklist.

3. Completion at the notary

One to three months after the arras, the deed is signed before a notary, the balance is paid and you get the keys. Taxes are then settled and the property registered.

Taxes and real costs

Resale property: 10% transfer tax (ITP) in Catalonia (11% on the portion above €1M).
New build: 10% VAT plus 1.5% stamp duty (AJD).
Notary, registry and gestoría: an extra 1.5-2.5% depending on price.

Rule of thumb: budget 12-14% on top of the purchase price. On a €500,000 house, that's €60,000-70,000 in costs.

Non-resident mortgages in Spain

Spanish banks typically lend 60-70% of the value to non-resident buyers (versus 80% for residents), so you'll need 30-40% down plus costs, over terms of 20-25 years. Our GC Finance team negotiates with 20+ banks and manages the whole file — it's why none of our sales fall through on financing.

The mistakes that cost buyers most

Buying from photos. Orientation, the real state of the structure, the neighbourhood in August versus January — none of it shows on the portal.
Signing arras without checking charges and licences. That's where the 10% gets lost.
Ignoring the details that drive local prices: in Empuriabrava, mooring length and canal-wall condition; in Cadaqués, old-town renovation restrictions.
Negotiating without data: asking price and market price can be far apart. Buying with someone who sees this market every week changes the negotiation.

Prefer us to handle it for you?

We're an estate agency and developer in Alt Empordà, and we offer a property finder service: we search the whole market (not just our own portfolio), analyse, negotiate and arrange financing for you. Free for the buyer — the selling agency pays us.

Frequently asked questions

Can I buy a house in Spain as a non-resident?

Yes, with no restrictions. You need the NIE and, in practice, a Spanish bank account. British, French and German buyers purchase on the Costa Brava every year.

How much should I budget on top of the price?

Between 12% and 14%: 10% transfer tax in Catalonia (or VAT plus stamp duty on new builds), plus notary, registry and gestoría. If you finance, add the valuation and mortgage costs.

How long does the whole process take?

From accepted offer, usually 2 to 4 months: a few weeks to the arras contract, then 1 to 3 months to completion depending on financing and paperwork.

Can I get a Spanish mortgage as a non-resident?

Yes. Spanish banks typically finance 60-70% for non-residents over 20-25 years. We arrange this through GC Finance with 20+ banks, handling the paperwork in your language.