Documente Academic
Documente Profesional
Documente Cultură
SPAIN 2019
2
Welcome
Purchasing a property abroad is potentially one
of the most exciting things you’ll ever do.
Kyero
www.kyero.com
06
Th e bu yi n g proces s
10
Fin ding t h e perfec t propert y
18
Reloc at i n g yo u r fa m i l y
22
Ret i ri n g i n Spa i n
Contents
25
Bu y ing a h o l i day h o m e
30
Hea l t h c a re
34
Lega l con s i derat i on s
38
Fi n a n ce
4
Living the
Spanish dream
Why would you want to buy a property in Spain? The
question should rather be why wouldn’t you! Here are 10
reasons that will have you grabbing your passport and
saying farewell to your relatives in no time.
Great Food
01 Tapas, paella, chorizo, pisto, patatas bravas,
croquettes… is there any end to the culinary
wonders of this Mediterranean nation?
www.kyero.com
5
Fiestas Healthcare
06 If there’s one nation that knows how to
07
In 2000 the World Health Organisation listed
party it’s the Spanish. From the crazy, messy Spain as being 7th in the world, with modern
La Tomatina to Seville’s April Fair, there’s hospitals and skilled medical staff.
always a fiesta happening somewhere.
10 Stunning beaches
With more than 5,000 miles of coastline, you’re
bound to find dozens of beaches that suit you,
from private alcoves to surf spots and family
friendly strips.
www.kyero.com
6
The buying
process
Purchasing a property doesn’t have to be a stressful exercise. Just make sure you plan
carefully and be prepared for the intricacies of the Spanish buying process.
www.kyero.com
7
How to buy a
property in Spain
01 The search
03 The formalities
06 Completion day
Printing tip:
Choose page 9 to print
A PRINTABLE CHECKLIST only this page
Step-by-step
how to buy
Getting started The formalities
Learn what to expect from the buying Check the property has the correct
process in Spain permissions for sale
Make a property alert for locations you Sign the deposit contract
like so you don’t miss new properties
Click the ‘create alert’ button on Kyero.com Agree a date of completion
Contact the agents of properties you Sign the title of the deed at the notary
like to learn more & arrange viewings
Find a property you like & ‘send an enquiry’ at Pay the rest of the money
Kyero.com
Pay property taxes
Visit the area you want to buy & view
several properties Register the purchase with the land
registry
www.kyero.com
10
Finding the
perfect property
From modern coastal apartments and Before looking for property you will
luxury condos to rural farmhouse need to work out where you want to
renovations, Spain offers something to live. This can depend on a number of
suit every style and budget. factors including the type of property
you’d like to live in and how you
envisage spending your time.
www.kyero.com
11
Spain
POPULATION: CURRENCY: LANGUAGE:
46.57 million (2017) Euro The main language in Spain is
Castellano, but there are also 7
recognised provincial languages.
MENORCA
MADRID MALLORCA
BALEARIC
ISLANDS
VALENCIA
ALICANTE IBIZA
GRANADA
MALAGA
ANDALUCIA MARBELLA
COSTA DEL SO L
CANARY ISLAND S
TENERIFE
GRAN CANARIA
www.kyero.com
12
Lifestyle
considerations
Perhaps the most important thing to do before you begin your search in earnest
is to think about exactly what you are looking for from your Spanish property.
Obviously this will vary depending on whether you are buying a holiday home or
a forever home, but these are a few questions you should be thinking about and
discussing with your other half:
Q Q
Do you fancy a traditional Which kind of
Spanish existence or a environment do you
buzzing expat community? want to live in?
This can make a huge difference to where Do you want to live near a beach or do you
you buy. Quaint Spanish towns can offer yearn for the fresh, cooler air and stunning
a peaceful, traditional life where hardly views in the mountains? Does the idea of
a foreigner sets foot. Whereas the more living in a resort location that fills up with
popular expat resorts around the south- tourists come the summer months fill you
east coast and the islands will provide a with dread? Or is that exactly the kind of
convenient social scene and often locals who atmosphere you’re after? Does a buzzing
speak your language, making the process of cosmopolitan city lifestyle await? Or is it a
adjustment easier. rural retreat complete with vineyards and
acres of sunny hillside that is attracting you
to Spain?
www.kyero.com
13
Q Q
Which amenities or What type of property
leisure pursuits would are you interested in?
you like nearby?
From golf to water sports, and fine dining to Spain has a wealth of different styles of
markets, which local activities do you feel property, from traditional farmhouses
you would like on your doorstep? Or does to modern apartments in stunningly
it not bother you if you have to travel a landscaped grounds. Do you like the idea
little way so long as the property is right? Is of an apartment in a complex surrounding
public transport a must? Do you need to be a shared pool and communal areas, or
near to the international airport for incoming would you prefer the quiet life tucked away
friends and family, or is it a case of the more in your own villa? Spanish cities offer an
remote the better? Tools like Skyscanner will eclectic mix of original town houses and
help you figure out where they can fly to refurbished apartments so whatever your
directly from your local airport or airports. taste you’ll find something to suit.
www.kyero.com
14
RE AL STORIE S
“
I wanted a
house that I
could escape
to
Catherine
Relocated from Cork to Olvera, Cádiz
#18
Spanish property podcast
Hear about Catherine’s experience of living
in the inland Spanish town of Olvera in
episode 18 of our podcast:
kyero.com/podcast →
The property
market
What are Spanish house Where do international
prices doing now? buyers buy?
House price figures for Q3, 2018 showed a rise of According to Kyero website data the majority of
7.2% year on year, registering their 18th consecutive those searching for Spanish property are from the
month of growth. UK, Spain, France and Germany. However, we are
seeing growing interest from countries such as the
The fastest risers in the year were Madrid, with USA (up 46.8% year on year), Ireland (up 6.5%) and
an average price increase of over 10%, Catalonia, Portugal (up 142.9%).
The Canary Islands and La Rioja in the north of the
country. Recent enquiries from international buyers have
focused mainly on apartments and villas in various
House prices are continuing to recover well from locations throughout Alicante, Gran Canaria and
the 2008 crash, with many regions, particularly the Valencia among others.
islands and larger cities reaching over 75% of their
pre-crash peak. Looking to buy in places popular with overseas
buyers will mean a ready-made community of
While it is difficult to predict the future, signs are friendly expats to help show you the ropes.
generally positive for the Spanish housing market
over the short term.
www.kyero.com
16
RE AL STORI E S
“
We learned
to keep an
open mind
Peter & Sharon
Relocated from Milton Keynes to Alicante
#13
Spanish property podcast
Hear more about their experience in
episode 13 of the Kyero podcast.
kyero.com/podcast →
Photo : Alicante
Read more about Alicante:
Properties Location guide
www.kyero.com
17
3 ways to
get started
Work out your budget
Find out what you can afford to buy or rent with
the Kyero calculator:
Budget calculator →
Be inspired
Get weekly inspiration to you inbox with the
newsletter:
Newsletter signup →
help@kyero.com
Relocating your
family to Spain
Moving to a different country is one thing but taking your family along with you adds extra
pressures to the whole process, giving you far more to consider than if you were making
the move alone.
When considering location, you’ll need to think about the kinds of things your children
enjoy, the availability of playmates and access to sandy beaches and outdoor activities. The
Spanish way of life can offer many health benefits to children growing up in the fresh air
and warm sunshine.
www.kyero.com
19
RE AL STORI E S
“Moving with
our grand-
daughter
changed our
priorities
Henry & his wife
Relocated from Scotland to Alicante
#12
Spanish property podcast
Hear more of Henry’s story on
episode 12 of our podcast.
kyero.com/podcast →
www.kyero.com
20
Schools
If you’re making a move to Spain with children in tow,
the availability of good local schools is likely to be an
important factor. Entrance to Spanish state schools
is generally dependent on catchment area so it is
worth discussing local schools with your agent when
viewing properties.
www.kyero.com
21
Working in Spain
If you are moving from a country that is part of the
EU you will be able to live and work in Spain without
needing a permit or visa. You will have the same
rights as Spanish nationals when it comes to pay,
working conditions and benefits. Kyero facts
If you are from outside the EU you will, in most
There are lots of customs regulations that
cases, need a work permit to be able to work in
you will need to adhere to during your
Spain. When you have found a job, your employer
move:
should apply for a work permit for you. Once this has
been authorised you will be able to apply for a visa, • Soil must not be taken into Spain.
which will be issued by your embassy or consulate. Clean all items of garden furniture and
tools.
If you are a Spanish resident you will pay tax in Spain
on all your worldwide income, whereas if you’re not • To comply with fire regulations, petrol
resident, you will only pay tax on income arising in and oil must be drained from any
Spain. As a resident you will be required to fill in an machinery in transit.
annual tax return as well as an annual declaration of
• Batteries should be removed from all
overseas assets if necessary.
items to prevent corrosion.
Other considerations
Make sure you are happy that local health care and, if necessary, storage of your belongings. Ask
provision meets your family’s needs both now and in your estate agent, friends and other expats for
the future. See our Healthcare section on page 30 recommendations and try to make contact with
for more. prospective removal companies at least three
months prior to your move date.
Keep stress down by using a reliable international
removals company to help with packing, moving
www.kyero.com
22
Retiring in Spain
Spain is a wonderful place to move to after retirement.
With its warm climate and lively expat communities you’ll
find fun in the sun all year round.
www.kyero.com
23
needs not just now, but in the future. You will need to check with the tax authorities in
your home country to see how moving abroad will
affect your state pension and how to draw any
The services you need and your ability to income you are entitled to. Likewise, contact any
get around, may change over the next 20 private pension providers to update them on your
years. new arrangements and see whether moving will
affect it.
Social services
If you need a carer it may be possible to find one,
although resources are limited. A local carer is likely
to be unqualified and only visit for a small amount of
time each day.
Nursing homes
In order to qualify you will need to be on the padron
Private nursing homes come at a cost. This can range
(list of residents) of a town that has at least 20,000
from €1,500 - €4,000 per month. Occasionally there
people living there.
may be a state-funded nursing home available in your
area. These are available to EU citizens, although
Spanish nationals do get priority and you would be
expected to contribute towards costs.
Primary care
The Spanish healthcare system operates with a
Until recently we saw a trend for the elderly to return combination of private and public options. The
to their home country if they felt they needed care. Spanish National Health Service (or Sistema Nacional
Spanish families tended to care for their own relatives de Salud – SNS) controls around 40% of hospitals.
meaning that provision for elderly living was not These can be accessed via payments you make into
a priority. As times have changed, however, we’re the social security system as part of your taxes.
seeing the building of more retirement homes and
communities particularly aimed at expats, meaning For more information about healthcare see our
there is likely to be more choice in the future. Healthcare section on page 30.
www.kyero.com
24
RE AL STORIE S
“
Why we
recommend
retiring to
Spain
Nikki & her husband
Relocated from Braintree to Granada
#23
Spanish property podcast
Hear more about their experience in
episode 23 of the Kyero podcast.
kyero.com/podcast →
Photo : Granada
Read more about Granada:
Properties Location guide
www.kyero.com
25
Buying a holiday
home in Spain
If you’re after a home away from home to visit for a dose of sunshine when
you need it, there’s a good chance you’ll be searching for something slightly
different than if you were looking for your forever home.
www.kyero.com
26
www.kyero.com
27
RE AL STORIE S
“
When it
comes to re-
furbishment,
“mañana is
never
mañana”
Erik
Relocated from Holland to Javea, Alicante
#6
Spanish property podcast
Hear more from Erik on episode 6 of
the Kyero podcast.
kyero.com/podcast →
A property management company can offer a number Ask friends, neighbours and other expats for
of services including: recommendations – a good property management
company is worth its weight in gold.
• Holding a key
• Responding to problems from those staying at And remember that there are issues around the legal
the property status of holiday lets that you’ll need to be aware of.
• Maintaining the outdoor areas such as the Take a look at our legal section on page 34.
garden and / or pool
• Arranging changeovers and cleaning
• And even taking care of utilities bills
www.kyero.com
29
RE AL STORI E S
But building their own home has given Phil and Vickie the
chance to get exactly what they were after – the perfect
home that was also great value for money.
#7
Spanish property podcast
Find out more in episode 7 of the Kyero
podcast.
kyero.com/podcast →
Photo : Alicante
See properties in Pinoso →
www.kyero.com
30
Healthcare
It’s hard to imagine ever feeling under the weather in beautiful Spain, but if you should
need to access the healthcare system you’ll find it more than meets your expectations.
www.kyero.com
31
Your rights to
healthcare
If you are moving from an EU country you should
For UK nationals
apply for a European Health Insurance Card (EHIC)
which will be free and easy to get in your home There is currently an agreement between Spain
country. This will cover you for immediate medical and the UK that entitles Brits to free healthcare
treatment for the first 3 months (anything that is not once they reach retirement age. As of 2019, it is
required immediately will be chargeable). unknown whether Brexit will impact this. For more
information, the NHS has a guide to healthcare in
When you become a Spanish resident the EHIC no
Spain.
longer applies so it is worth looking into the various
paid plans available. As with most health or life
insurance policies the premium will increase the later
in life you take it out, so bear this in mind.
www.kyero.com
32
Access to NHS on
returning to the UK
If you need to use the NHS when you are in the UK
visiting family, you will be able to do so depending on
Kyero facts your situation. If you are a UK state pensioner with
an S1-form you will be entitled to visit your GP or
The World Health Organisation
use other NHS services. However, if you are under
places Spain among the healthiest
retirement age you will need to make sure you have
countries in the world.
a Spanish-issued EHIC card or health insurance in
place before you travel.
www.kyero.com
33
RE AL STORIE S
“
Living in
Spain helps
my health
Denise
Relocated from Tyne & Wear to Alicante
#9
Spanish property podcast
Listen to episode 9 of the Kyero
podcast for more of Denise’s story.
kyero.com/podcast →
Photo : Alicante
Read more about Alicante:
Properties Location guide
www.kyero.com
34
Legal
considerations
Buying in Spain doesn’t have to be a lot easier. It is worth asking around for
complicated but it can often be confusing recommendations. Ideally you need a
to foreigners due to the differences in lawyer who speaks both Spanish and your
their legal and tax systems. Finding the native language, and who is familiar with
right lawyer can make the whole process the requirements of international buyers.
www.kyero.com
35
Here’s a thought...
Ask an independent lawyer to check all contracts for you. Even
if your Spanish is fluent, legal terms can get lost in translation.
www.kyero.com
36
Appointing a notary
As the purchaser you have the right to choose which
notary you will use but it is worth making sure they are
local as you will need to visit in person unless you rely
on Power of Attorney.
If you plan to buy a community property, make sure you you must make sure that you are acting in accordance
check whether there are any rules that might stop you with Spanish laws. There are restrictions in many areas,
from letting the property out. not just on letting a private residential property but
also marketing it to tourists. Rules will vary depending
Things to remember: on the region in which the property is located and
fines can be significant if you are found to be acting
• You are required by law to obtain an energy illegally.
efficiency certificate.
Insurance
You will need to bear in mind the cost of insuring your Take our advice
property in Spain on an ongoing basis. The cost of this
will vary greatly depending on the type of property You can find out from the local town hall
and what you plan to use it for. or tourist department of the regional
government what the laws are for short-
term lets in your particular area. If in doubt
it is always worth seeking independent
legal advice. Spain-Holiday.com is another
helpful resource.
www.kyero.com
37
Appointing an independent
2) The property that had solicitor
wonderful views over the Legally you do not have to appoint a solicitor when
valley - for one sinister reason... buying property in Spain. However, for a relatively
small fee it can be worth it to save the headaches of
bureaucracy in a foreign country. A solicitor can save
you money, time and stress.
Finance
“ The total cost of buying in Spain will be higher than
in other countries due to the different fees and
taxes involved. Make sure you factor these into
your budget at the very beginning of the process.
www.kyero.com
39
• Proof of address within the last 3 months Living in another country can be confusing when
it comes to financial affairs. You may be entitled to
• Your Número de Identificación de Extranjeros tax free allowances so should make sure you’re not
(NIE) number paying more than you should be.
How to calculate your budget home country that you’re moving abroad. You’ll need
to understand where you stand in relation to taxation
Working out how much you have available to you has rules for pensions and other income.
to be the first consideration when you’re planning to
“
purchase a new property. To get started, have a look
In matters of tax we always advise that
at our budget calculator: kyero.com/budget
you take specialist advice.
www.kyero.com
40
Currency exchange
Don’t underestimate the impact that the exchange rate
can have on your property purchase. Fluctuating fx
rates can affect the price you will pay for the property
almost by the minute.
Additional costs of
buying property
You will be liable for a number of taxes and fees
on completion of your property purchase, many of
which vary from region to region. You should factor
at least 10-12% of the value of the property into
your budget to pay fees and taxes.
Once you’ve found the property of your dreams, you which case VAT would be 21%.
Contract’. Make sure your solicitor checks this over increase in land value since the property was
before you sign. You are not committing to buying last sold. This is usually paid by the vendor
the property at this point, simply taking it off the but can be negotiated to become the buyer’s
market. responsibility.
Once a full purchase contract has been arranged, you You can also expect to pay around 1-2% (including
will be liable for around 10% of the cost as a deposit VAT) of the property cost in legal fees.
www.kyero.com
41
C ASE S TU DY
“Being unaware
of your tax
liabilities can
be costly
Thomas
Relocated from USA to Almuñecar, Granada
#19
Spanish property podcast
Listen to their story on episode 19 of
the Kyero podcast.
kyero.com/podcast →
How to arrange
a mortgage
You can choose to take out an overseas mortgage through a lender in your home country, or
you can arrange this directly through a Spanish bank.
www.kyero.com
43
RE AL STORIE S
“The challenges
of applying for a
dual UK / Span-
ish mortgage
Juliet and James
Relocated from London to Barcelona
#16
Spanish property podcast
Listen to episode 16 of the Kyero
podcast to hear James and Juliet’s story.
kyero.com/podcast →
Photo : Barcelona
Read more about Barcelona:
Properties Location guide
www.kyero.com
44
Seller’s tax
If your seller is a non-resident of Spain, you as the
buyer will be required to pay 3% of the purchase
price to the tax office to cover their tax liabilities.
This will not affect the price you pay, it will simply
mean that the seller receives 97% of the money.
likely to need to pay before agreeing to the with communal areas, you will be liable for
Cost of living
The cost of living in Spain has increased in recent
years. Common expenses will vary greatly depending
on things like whereabouts in the country you plan
to live, whether you have school age children and
whether you prefer to shop in supermarkets or small
local shops.
Kyero facts
Prices of petrol and diesel are lower in Spain
than in many other countries, where taxes on
fuels are much higher.
www.kyero.com
45
Over to you
So, are you feeling even more excited about buying in
Spain? With this guide at your fingertips, it should be a
breeze. For more insight designed to guide you through
the process of buying property in Spain:
Can we help?
Ask the team any questions help@kyero.com
Kyero
This guide contains a wide range of information and advice, but it is not a legal document and may not
cover every eventuality. Figures are also liable to change so although we’ve checked that they are correct
at the time of publication, and will do our best to update this document, it is worth double checking where
it’s important. If you’re planning on buying a property in Spain it is vital that you consult with experts
including a solicitor to make sure your purchase goes smoothly.
www.kyero.com
Know someone who’s thinking
about buying in Spain?
Share this
guide
If you think a family member or friend
would find this guide useful why not
send it to them by sharing this link:
kyero.com/spain-guide