The Hamilton Homes Buyer’s Guide
Buying Property on the Western Costa del Sol with Clarity and Confidence
This guide has been fully updated to reflect the current buying process in Spain
A New Beginning
Buying a home on the Costa del Sol is rarely just about property.
For most people, it marks a shift towards more light, more space, or a different way of living. It is exciting, personal, and sometimes uncertain.
This guide exists for one simple reason: to replace uncertainty with clarity, and to ensure your journey is a smooth one.
Why This Guide Exists
Buying property in Spain is different. Contracts are structured differently, terminology may be new, and the role of professionals is not always the same as in other countries.
This is completely normal, and it is precisely where good guidance matters.
Since 2003, our team at Hamilton Homes have been guiding buyers through the process of purchasing property in the Western Costa del Sol. Our role has never been to rush people forward, but to ensure that each step makes sense before it is taken.
Our Way of Working
Our approach is shaped by three simple values:
Honesty.
Simplicity.
Clarity.
We believe good decisions are made when people feel informed, unhurried, and supported. There is no “perfect” property, only the right one for you, found in the right way.
Before We Begin
You do not need to have everything decided before you start. Clarity comes with time and the right guidance.
Our role is to walk alongside you, calmly and honestly, from the first question to long after the keys are handed over. In this guide we go through:
- How Property Buying Works in Spain
- How we work with you
- Our focus Area
- The Buying Process – Key Stages
- Costs and Taxes
- Legal Essentials Explained
- FAQS – Ask the Hamiltons
1. How Property Buying Works in Spain
One trusted agent. Full market access.
Buying property in Spain works differently from many other countries, and understanding this early can make the entire experience clearer and more enjoyable.
One of the biggest surprises for buyers is that you do not need to register with multiple estate agents to see what is available.
One Agent, the Whole Market
In Spain, properties are commonly shared between professional agents.
This means:
- One agent can show you almost all available properties
- The same home may appear with several agencies
- Contacting multiple agents does not give you more choice
Clarity comes from choosing one agent you trust to represent you properly.
Why This Matters
Working with multiple agents often leads to confusion, repeated viewings, and conflicting advice.
Working with a single buyer representative provides:
- One clear point of contact
- Consistent guidance
- A coordinated, well-managed search
2. How We Work With You
When you work with us, we act as your dedicated buyer representative.
A tailor-made approach
Every buyer’s journey is different. We do not believe in fixed formulas or one-size-fits-all solutions. Our role is to understand you first and guide the process accordingly.
Step 1: A Discovery Conversation
We begin with a relaxed conversation, online or in person, to understand:
- Your plans and timeframe
- How you intend to use the property – create the vision
- What matters most to you
- Your criteria and budget
- Must have (non-negotiable)
- Would be nice to have (negotiable)
- The icing on the cake (your ideal vision)
- Definite No’s (non-negotiable)
- Any concerns or uncertainties
This conversation shapes everything that follows and ensure that if travelling from abroad that we can make the best use of your time here, focusing on what really matters to you.
You can check out our buyer’s checklist here.
Step 2: Planning and Preparation
We prepare carefully by:
- Shortlisting suitable areas and property types
- Explaining the buying process clearly
- Outlining expected costs
- Introducing trusted independent professionals
This ensures your time in Spain is focused and productive.
Step 3: The Viewing Trip
Our “Tapas Run”
Rather than overwhelming you, we often begin with a carefully planned first day of viewings.
This approach gives you perspective on different areas and property styles before narrowing the focus. It is relaxed, pressure-free, and designed to bring clarity.
Step 4 – 6: From Offer to Completion
Once you find the right property, we:
- Negotiate on your behalf
- Coordinate with your lawyer and mortgage provider
- Remain your main point of contact throughout
Our role is not simply to show properties. It is to guide the process clearly and calmly from start to finish.
3. Our Focus Area
The Western Costa del Sol: La Alcaidesa to Estepona
Our focus is the Western Costa del Sol, from La Alcaidesa to Estepona. This is where we have been active since 2003 and where our local insight is strongest.
- This area is known for:
- A more residential, less commercial feel
- Great accessibility to international airports
- Lower-density developments
- Strong year-round livability
This guide focuses on the buying process itself. For deeper insight into specific locations, we provide dedicated area guides which you can explore alongside this document.
4. The Buying Process in Spain
A clear, calm step-by-step guide
The Spanish buying process may feel unfamiliar at first. This is completely normal.
Below is a clear overview of how it works.
- Making an Offer
Offers are usually made verbally, allowing room for discussion. - Reservation Agreement
The property is taken off the market and legal checks begin. - Legal Due Diligence
Your lawyer checks ownership, debts, planning, and licences. - Private Purchase Contract
A binding agreement is signed, usually with a 10 percent deposit. - Completion at the Notary
Final payment is made and ownership transfers.
A typical purchase takes six to twelve weeks, depending on circumstances.
5. Costs and Taxes
What to budget for?
Buyers should allow approximately ten to fourteen percent of the purchase price in addition to the agreed sale price. The exact figure depends on whether you are buying a resale or a new build.
Purchase Costs Comparison
| Cost | Resale Property | New Build Property |
| Purchase Price | Agreed sale price | Agreed sale price |
| Main Purchase Tax | ITP – 7% (Property Transfer Tax) | VAT (IVA) – 10% |
| Stamp Duty (AJD) | Not applicable | 1.2% |
| Legal Fees | ~1% + VAT (varies by lawyer) | ~1% + VAT (varies by lawyer) |
| Notary Fees | Regulated – varies by price | Regulated – varies by price |
| Land Registry Fees | Regulated – varies by price | Regulated – varies by price |
| Bank / Mortgage Fees (if applicable) | Valuation & bank fees | Valuation & bank fees |
| Estimated Total Extra Costs | ~10–12% | ~13–14% |
This covers:
- Purchase taxes
- Legal fees
- Notary and land registry costs
- Bank and valuation fees, if applicable
In addition to the purchase price and associated buying costs, it is important to factor in the ongoing costs of owning a property in Spain. These typically include community fees, which contribute to the maintenance of shared areas such as gardens, pools, lifts, and communal lighting. Some communities are part of a bigger or macro community. Sometimes you will need to pay a fee to the macro community which will account for street lighting, maintenance of the roads and area.
Most properties are also subject to IBI, the local annual property tax paid to the town hall, as well as a rubbish collection charge, often referred to as basura, which varies by municipality.
Utilities such as electricity, water, and internet are paid according to usage. These costs vary depending on the property type, size, and location, and should be considered as part of your overall budget to ensure ownership remains comfortable and predictable.
All costs should be clearly outlined before you commit.
6. Legal Essentials Explained
What matters, and why
We feel that appointing an independent Spanish lawyer is essential and the sooner you do so in the process, the better. We would be happy to help you and recommend lawyers that we have worked with over the years.
Your lawyer will:
- Carry out legal checks
- Protect your interests
- Guide you through contracts and completion
Key elements include:
- Applying for an NIE number / VISA (Click here for more on Visas)
- Power of Attorney, if required
- Legal Property Checks
- Notary Completion and key handover
With the right legal support, the process is structured and manageable.
Click here to download a page explaining some key property jargon.
7. FAQs: Ask the Hamiltons
Clear answers to common questions
Over the years, we’ve been asked many of the same questions by buyers at different stages of their journey.
Below are clear, straightforward answers to the ones that most often help people move forward with confidence.
Do I need to speak to several estate agents to see what’s available?
No.
In Spain, properties are commonly shared between professional agents. This means one trusted agent can show you almost everything available on the market.
Working with a single buyer representative avoids confusion, repeated viewings, and conflicting advice — and allows the process to be properly tailored to you.
How long does the buying process usually take?
On average, between 6 and 12 weeks from accepted offer to completion.
Timelines can vary depending on legal checks, mortgage approval, and individual circumstances, but the process is structured and predictable when managed properly.
Do I need a Spanish lawyer?
Yes. We strongly recommend appointing an independent Spanish lawyer to represent you.
Your lawyer will carry out legal checks, protect your interests, and guide you through contracts and completion. We are happy to introduce trusted professionals if helpful.
Do I need an NIE number?
Yes.
An NIE (Número de Identidad de Extranjero) is required to purchase property, open a bank account, and complete official transactions in Spain.
It is best arranged early, often with the help of your lawyer.
Can non-residents buy property in Spain?
Yes.
Both EU and non-EU citizens can purchase property in Spain without restriction.
Residency status affects how long you can stay in Spain, but not your ability to buy.
Can I get a mortgage in Spain as a non-resident?
Yes.
Non-resident buyers can usually borrow up to 60–70% of the property’s value, subject to financial assessment by the bank.
We can guide you toward suitable lenders and mortgage advisors if required.
What is the Hamilton Homes “Tapas Run”?
The Tapas Run is our way of helping buyers gain clarity without pressure.
Rather than focusing on one area or property type immediately, we begin with a carefully planned first day of viewings to give you a feel for different options. From there, the search becomes far more focused and confident.
Can I rent out my property?
Long-term rentals are generally straightforward.
Short-term holiday rentals depend on several factors, including the property’s community rules and local regulations. In Andalucía, communities of owners now have the ability to regulate short-term rentals.
We strongly recommend discussing rental plans with your lawyer before proceeding.
Are there ongoing costs I should be aware of?
Yes.
Typical ongoing costs include:
-
Community fees
-
IBI (local property tax)
-
Rubbish collection fees (in some areas)
-
Utilities
These vary depending on the property and location and should be factored into your decision.
What happens if I can’t be in Spain for completion?
Your lawyer can complete the purchase on your behalf using a power of attorney.
This is common and allows the process to move forward smoothly, even if you are not present.
Taking the next step, when it feels right
Buying property is rarely just about bricks and mortar.
It is often connected to plans, people, timing, and the future, which is why it deserves to be approached with care rather than urgency.
This guide has been designed to give you clarity, not pressure. To help you understand how buying property on the Western Costa del Sol works, what to expect at each stage, and how decisions can be made calmly and well.
If you are ready to take that first step – click here to contact us and request a Discovery Call
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