Spain Relocation FAQ: Visas, Property, Buying, Selling & Renting in Spain
Planning your move to Spain? Find answers to the most common questions about Spanish residency visas, buying property, selling, and renting. Our expert team has helped 500+ UK citizens successfully relocate to Spain since Brexit. Can’t find your answer? Book a free 15-minute consultation.
SPANISH RESIDENCY & RELOCATION FAQ
Yes. UK citizens can move to Spain permanently with a Spanish residency visa. Post-Brexit, you need one of these visas:
Non-Lucrative Visa – For retirees and financially independent individuals
– Income requirement: €28,800/year
– Cannot work in Spain
– Perfect for UK pensioners
– Renewable every 2 years
Digital Nomad Visa – For remote workers
– Income requirement: €31,752/year from foreign sources
– Work remotely for UK/international companies
– Special 24% flat tax rate (Beckham Law)
– Processing: 1-3 months
Entrepreneur Visa – For business owners
– Start a Spanish business or work as an autónomo
– Requires a business plan
– Processing: 10 days-3 months
Work Permit – For Spanish employment
– Requires a job offer from a Spanish company
– Employer assists with the application
Timeline: 4-6 months from consultation to moving to Spain with an approved visa.
MyMoveSpain’s 95% visa approval rate significantly exceeds the 60-70% industry average.
Minimum legal requirement (Non-Lucrative Visa):
€28,800/year (£24,600/year) for a single person
€36,000/year (£30,770/year) for a couple
Realistic, comfortable budget:
Murcia region: €1,800-€2,200/month (£1,540-£1,880)
Costa del Sol: €2,500-€3,500/month (£2,137-£2,991)
Valencia: €2,000-€2,800/month (£1,709-£2,393)
Monthly costs breakdown (Murcia couple):
– Community fees: €60
– Utilities: €120
– Health insurance: €200
– Groceries: €350
– Dining/entertainment: €240
– Transport: €80
– Miscellaneous: €320
Total: €1,370/month
One-time relocation costs: €8,000-€15,000
– Visa fees
– Property deposit
– Removal/shipping
– Initial setup
Income sources that qualify:
✓ UK state pension
✓ Private pension
✓ Investment income
✓ Rental income from UK property
✓ Savings (consistent availability required)
Spain vs UK savings: 30-40% lower living costs in Spain.
Complete timeline: 4-6 months from initial consultation to moving to Spain.
Month 1: Document gathering, property search
– Free consultation, visa eligibility confirmation
– UK criminal record certificate (4-6 weeks – start immediately)
– Bank statements, pension letters
– Property viewings (virtual or in-person)
Month 2: Visa preparation, property offer
– Medical certificate, health insurance
– Document review by MyMoveSpain
– Property contract signed
– NIE application submitted
Month 3: Visa submission, legal conveyancing
– Documents apostilled (UK Foreign Office)
– Official translations completed
– Consulate appointment, visa submitted
– Legal due diligence on property
Month 4: Visa approval, property completion
– Visa processing (4-12 weeks consulate timeline)
– Visa collected with a passport stamp
– Property completion at the Spanish notary
– Move to Spain
Month 5-6: Settlement
– TIE residence card appointment
– Empadronamiento registration
– Healthcare enrollment
Visa-specific timelines:
– Non-Lucrative: 4-12 weeks (average 8 weeks)
– Digital Nomad: 1-3 months (often faster)
– Entrepreneur: 10 days-3 months
– Work Permit: 3-6 months
MyMoveSpain coordination: Visa and property purchase complete simultaneously – no delays.
The 90/180-day rule: UK citizens can visit Spain (and Schengen countries) for a maximum of 90 days within any rolling 180-day period as tourists without a visa.
How it works:
– “Rolling” = no fixed start date
– Every day counts backwards 180 days
– NOT “90 days then reset January 1st”
Example:
– Visited Spain: Jan 15-March 15 (60 days)
– Visited: June 1-July 15 (45 days)
– September 20: Can you enter?
– Count back 180 days = March 24
– Days used since March 24: 45 days
– Remaining: 45 days available
What counts:
ALL Schengen countries (Spain, France, Germany, Italy, Portugal, Greece + 21 others)
Penalties for overstaying:
– €500-€10,000 fines
– Deportation
– Entry ban (1-10 years)
– Schengen-wide ban
– Future visa difficulties
Property ownership doesn’t extend stay – you still need a residency visa for 90+ days.
Solutions:
1. Get a Spanish residency visa (permanent solution)
2. Split time: 90 days Spain → 90 days UK
3. Get residency in another EU country
Track your days: Use Schengen Calculator at visa-calculator.com
For UK property owners: Need a residency visa to enjoy Spanish property more than 90 days/year.
Spanish healthcare quality: Excellent (WHO ranks Spain among the world’s best). Cost depends on your status:
BEFORE RESIDENCY (Tourist Visits):
– UK Global Health Insurance Card (GHIC) covers emergencies
– Apply free via the NHS website
– Valid for short visits only (up to 90 days)
DURING VISA APPLICATION:
– Private health insurance is MANDATORY for all Spanish visas
– Requirements: No copayment, comprehensive coverage, approved provider
– Cost: €60-€150/month depending on age
– Age 45: €60-80/month
– Age 55: €90-120/month
– Age 65: €120-150/month
– Age 75: €180-250/month
AFTER RESIDENCY (Living in Spain):
Option 1: Continue Private Insurance
✓ English-speaking doctors
✓ Short waiting times
✓ Choose specialists
✓ Modern facilities
✓ Cost: €60-250/month
Option 2: Spanish Public Healthcare (FREE)
Who qualifies:
– UK State Pensioners: Apply for S1 form from NHS → FREE public healthcare (funded by UK)
– Workers/Self-Employed: Social security contributions → FREE public healthcare
– Residents (some regions): After 1 year of empadronamiento
Public healthcare advantages:
✓ FREE at point of use
✓ Excellent for emergencies, surgeries, and specialist care
✓ Prescription subsidies (10-40% copays vs 100% private cost)
Public healthcare challenges:
– Waiting times (3-6 months for specialists)
– Language barrier (Spanish essential)
– Bureaucracy (paperwork, referrals)
Recommended approach:
– Year 1-2: Private insurance (required for visa)
– Year 2+: S1 form (if UK pensioner) → free public + basic private (€40-60/month) for convenience
Discuss Healthcare Options – Free Consultation
BUYING PROPERTY IN SPAIN FAQ
Yes – Brexit did NOT change UK citizens’ property buying rights in Spain.
What you CAN do:
✓ Buy property (houses, apartments, land, commercial)
✓ Own multiple properties
✓ Rent property to tenants
✓ Sell property freely
✓ Inherit property to heirs
✓ Get a Spanish mortgage (60-70% loan-to-value for non-residents)
What Brexit CHANGED:
Property ownership does NOT grant residency rights
Can only stay 90 days per 180-day period as a tourist
Need a residency visa to live in your property full-time
Purchase process for UK buyers:
1. NIE Number (Tax ID) – Required first
– Spanish tax identification number
– Essential for property purchase
– Processing: 2-4 weeks
– Cost: €10-20
2. Property Search & Viewing
– Virtual viewings (30-min video tours)
– In-person viewings in Spain
– MyMoveSpain curates properties matching budget/visa requirements
3. Make Offer & Sign Contract
– Negotiate purchase price
– Sign the reservation contract (contrato de arras)
– Pay deposit (typically €3,000-€10,000)
4. Legal Due Diligence
– Heniam & Associates conducts property searches
– Title verification, debts check, and planning permissions
– Ensures legal, compliant purchase
5. Completion at Notary
– Sign purchase deed (escritura)
– Pay balance + purchase taxes/fees
– Receive keys
Timeline: 6-12 weeks from offer to completion
MyMoveSpain coordinates: Property purchase timed with visa approval for seamless relocation.
Total costs = Property price + taxes + legal fees + other expenses
PURCHASE TAXES (7-11% of property price):
Resale Property:
– ITP (Transfer Tax): 7-10% depending on region
– Murcia: 8%
– Andalusia (Costa del Sol): 7-8%
– Valencia: 10%
New Build Property:
– IVA (VAT): 10% of purchase price
– AJD (Stamp Duty): 1-1.5%
– Total: 11-11.5%
LEGAL & PROFESSIONAL FEES:
– Legal conveyancing (Heniam & Associates): 1-1.5% + VAT
– NIE application: €10-20
– Property survey (optional but recommended): €300-600
– Notary fees: €600-1,200
– Land Registry: €400-800
OTHER COSTS:
– Mortgage arrangement (if financing): 1-2% of the loan
– Currency transfer: Use Key Currency (saves £1,000-5,000 vs banks)
– Property insurance: €200-600/year (required from completion)
– Utilities connection: €100-300
EXAMPLE: €200,000 Resale Villa in Murcia
– Purchase price: €200,000
– ITP transfer tax (8%): €16,000
– Legal fees (1.2%): €2,400
– Notary + Land Registry: €1,000
– NIE + miscellaneous: €500
Total cost: €219,900 (110% of property price)
EXAMPLE: €180,000 New Build Apartment
– Purchase price: €180,000
– IVA (10%): €18,000
– AJD (1.5%): €2,700
– Legal fees: €2,160
– Notary + registry: €1,000
– Other: €500
Total cost: €204,360 (113.5% of property price)
ONGOING COSTS (Annual):
– IBI (council tax): €300-800/year (0.4-1.1% cadastral value)
– Community fees (if apartment/complex): €480-1,800/year (€40-150/month)
– Home insurance: €200-600/year
– Utilities: €1,440-1,800/year (€120-150/month average)
Budget 10-13% above the property price for total acquisition costs.
Calculate Your Property Purchase Costs
YES – Using a Spanish property lawyer is ESSENTIAL. Spanish conveyancing differs significantly from the UK. A lawyer protects you from serious risks.
Why you need a lawyer:
Property Title Verification
– Confirms seller actually owns property
– Checks for mortgages, debts, and liens
– Verifies boundaries match deed
– Ensures no illegal constructions
Legal Searches
– Land Registry (Registro de la Propiedad) searches
– Town hall planning checks
– Community debt verification
– Tax status confirmation
Contract Protection
– Reviews purchase contracts before signing
– Protects your deposit
– Negotiates terms favourable to you
– Explains obligations clearly
Completion Process
– Attends notary signing with you
– Ensures all documents are correct
– Registers property in your name
– Handles tax declarations
What lawyers prevent:
Buying property with hidden debts (€20,000+ community fees owed)
Illegal constructions (property built without permits, demolition orders)
Boundary disputes (neighbours claim your land)
Inheritance complications (previous owner’s heirs have claims)
Tax penalties (unpaid IBI, plusvalía tax)
Losing a deposit (contracts favouring the seller unfairly)
Horror stories without a lawyer:
– UK buyer discovered a €45,000 mortgage still on the property after purchase
– Property had an illegal pool extension – the town hall ordered demolition
– Community fees €8,000 in arrears – new owner liable
– Building permit issues preventing resale for 5 years
Legal fees:
– 1-1.5% of purchase price + VAT
– €2,000-3,000 typical for €200k property
– Best investment protecting a €200k+ purchase
MyMoveSpain partnership: Heniam & Associates
– English-speaking property lawyers
– 20+ years of Spanish conveyancing experience
– UK buyer specialists
– Coordination with the visa timeline
– Fixed fees, no surprises
Never use the seller’s lawyer – conflict of interest. Get independent legal representation.
Bottom line: €2,000-3,000 legal fees prevent €20,000-50,000 costly mistakes. Always use your own Spanish property lawyer.
Contact Heniam & Associates
Yes – Spanish banks offer mortgages to UK non-resident buyers. Terms differ from UK mortgages.
MORTGAGE AVAILABILITY:
Loan-to-Value (LTV):
– Non-residents (UK citizens pre-residency): 60-70% maximum
– Spanish residents: 70-80% maximum
– Deposit required: 30-40% minimum
Interest Rates (Current 2026):
– Non-residents: 4-5% variable or fixed
– Residents: 3-4% variable or fixed
– Higher rates than the UK (currently 2-3% UK)
ELIGIBILITY REQUIREMENTS:
Income Proof:
– UK employment contracts or payslips (3-6 months)
– UK tax returns (self-employed, 2 years)
– Pension statements (retirees)
– Spanish banks verify income with UK banks
Credit History:
– UK credit check performed
– Poor UK credit = mortgage refusal
– Spanish credit bureaus check if you have a Spanish history
Age Limits:
– Maximum age at mortgage end: 70-75 years
– Example: A 60-year-old can get a 10-15-year mortgage maximum
– Affects retirees significantly
Other Requirements:
– Spanish bank account (mandatory)
– NIE number (Spanish tax ID)
– Life insurance (usually required)
– Property insurance (mandatory)
– Proof of deposit source (anti-money laundering)
COSTS:
Upfront Costs (1-2% of mortgage amount):
– Arrangement fee: 0.5-1%
– Valuation: €300-600
– Life insurance: €20-100/month
– Notary fees: €400-800
– Land Registry: €300-500
Example €140,000 Mortgage:
– Arrangement fee (1%): €1,400
– Valuation: €400
– Notary + registry: €700
– Total upfront: €2,500
Monthly Payment:
€140,000 mortgage, 4.5% interest, 20 years = €890/month
MORTGAGE PROCESS:
1. Pre-Approval (Before Property Search)
– Spanish bank assesses eligibility
– Confirms maximum borrowing
– Strengthens purchase offers
2. Property Valuation
– Bank appoints a surveyor
– Property valued independently
– LTV based on valuation (not purchase price)
3. Mortgage Offer
– Bank issues formal offer (6-12 weeks)
– Terms, rates, conditions detailed
– Valid 3-6 months typically
4. Completion
– Sign the mortgage deed at the notary (separate from the property purchase deed)
– Mortgage registered against property
– Funds released to the seller
Timeline: 8-16 weeks from application to mortgage completion
ALTERNATIVES TO SPANISH MORTGAGE:
UK Remortgage/Equity Release:
– Cheaper UK rates (2-3% vs 4-5% Spain)
– No Spanish bank bureaucracy
– More flexible terms
Cash Purchase:
– No interest paid (save €50,000-100,000 over 20 years)
– Faster completion (no mortgage delays)
– Stronger negotiating position
– Recommended if funds are available
RESIDENCY ADVANTAGE:
Get residency FIRST, then buy as a resident:
– Better mortgage rates (3-4% vs 4-5%)
– Higher LTV (70-80% vs 60-70%)
– More favourable terms
MyMoveSpain coordinates: Visa approval → Purchase as a resident = better financing
Bottom line: Spanish mortgages available for UK buyers but expensive (4-5%, 60-70% LTV, 30-40% deposit required). Consider a UK remortgage or cash purchase if possible. Better rates available AFTER getting Spanish residency.
Discuss Property Financing Options
Annual property running costs in Spain: €2,500-€5,000 for a typical 2-3 bedroom property. Budget carefully beyond the purchase price.
ANNUAL COSTS (€200,000 Property Example):
IBI (Council Tax):
– €300-€800/year depending on location and cadastral value
– Murcia: €400-600 typical
– Costa del Sol: €500-800 typical
– Valencia: €450-700 typical
– vs UK council tax: £1,200-2,800/year (Spain 60-75% cheaper)
– Payment: Annual or quarterly instalments
Community Fees (if apartment/urbanisation):
– €480-€1,800/year (€40-€150/month)
– Covers: Pool maintenance, gardens, security, building insurance, communal areas
– Detached villas: €0-€480/year (minimal or no fees)
– Gated communities: €1,200-€3,000/year (extensive facilities)
Home Insurance:
– €200-€600/year
– Contents + buildings coverage
– Required if mortgage
– Recommended regardless
Utilities (Annual):
– Electricity: €840-€1,440 (€70-€120/month, seasonal variation with AC/heating)
– Water: €360-€600 (€30-€50/month)
– Internet/Phone: €360-€540 (€30-€45/month fiber)
– Total utilities: €1,560-€2,580/year
Maintenance & Repairs:
– Budget: €500-€1,500/year
– Pool maintenance (private pool): €600-€1,200/year
– Air conditioning servicing: €100-€200/year
– Boiler servicing: €80-€150/year
– Unexpected repairs: €200-€1,000/year
Total Annual Costs:
– Apartment (with community fees): €3,500-€5,500/year (€290-€460/month)
– Detached villa (no community): €2,500-€4,000/year (€210-€335/month)
IF RENTING OUT PROPERTY:
Additional Costs:
– Property management: 10-15% rental income
– Tourist license (Valencia, some areas): €100-€500/year
– Increased insurance (rental property): +20-30% premium
– Cleaning between guests: €50-€100 per changeover
– Repairs (higher wear): €1,000-€2,000/year
Non-Resident Property Tax:
– If you DON’T live in the property: 2% cadastral value annually
– OR 19% tax on rental income (if renting)
– Only for non-Spanish tax residents
COMPARISON: SPAIN VS UK RUNNING COSTS
Spain (€200k property):
€3,500-€5,500/year (€290-€460/month)
UK (£200k property equivalent):
£3,000-£5,000/year (£250-£415/month)
Costs roughly similar** but Spain offers:
– Lower council tax (IBI 60% cheaper)
– Lower utilities (water, especially)
– Community fees (not typical in the UK) add costs
BUDGET PLANNING:
Monthly reserve for property costs:
– Apartment: €350-€450/month
– Villa: €250-€350/month
Plus, if investment/rental:
– Add €200-€400/month management/maintenance
MyMoveSpain property guidance:
– Detailed cost breakdown for specific properties
– Community fee history (check for increases)
– Utility cost estimates by region
– Maintenance expectations (new build vs resale)
Bottom line: Budget €2,500-€5,000/year for property running costs beyond mortgage. Community fees, utilities, and IBI are the main expenses. Spanish property costs are similar to the UK overall but distributed differently (lower council tax, higher community fees if an apartment).
Calculate Property Running Costs for Your Budget
SELLING PROPERTY IN SPAIN FAQ
Capital Gains Tax + Plusvalía Tax = Total tax on Spanish property sale.
CAPITAL GAINS TAX (CGT):
For Spanish Tax Residents:
– 19% on gains up to €6,000
– 21% on gains of €6,001-€50,000
– 23% on gains €50,001-€200,000
– 26% on gains of €200,000+
For Non-Residents:
– 19% flat rate on capital gains (all gains)
Calculating Capital Gain:
Sale price – (Purchase price + purchase costs + improvements) = Capital Gain
Example:
– Sale price: €250,000
– Purchase price (2015): €180,000
– Purchase costs (legal, tax): €18,000
– Improvements (new kitchen, pool): €15,000
– Capital gain: €37,000
– Tax (non-resident): €7,030 (19%)
Deductible improvements:
✓ Extensions, renovations
✓ Pool installation
✓ Kitchen/bathroom upgrades
✓ Energy efficiency improvements
Keep all invoices/receipts
PLUSVALÍA TAX (Municipal Capital Gains Tax):
Tax on land value increase – Paid to local municipality
Rates: 15-30% of calculated land value increase (varies by municipality)
Calculation: Based on:
– Cadastral land value
– Years owned
– Municipal rate table
Typical costs:
– Property owned 5 years: €500-€2,000
– Property owned 10 years: €1,500-€4,000
– Property owned 15+ years: €2,500-€6,000
Example (Murcia 10-year ownership):
– Plusvalía tax: €2,800 typical
EXEMPTIONS:
Primary Residence Exemption (Residents 65+):
– If a Spanish tax resident
– Property is primary residence
– Seller aged 65+
– Capital gains tax = €0 (EXEMPT)
Reinvestment Exemption (Residents under 65):
– Sell primary residence
– Reinvest proceeds in new Spanish primary residence within 2 years
– Proportional exemption on capital gains
Non-residents: NO exemptions (always pay 19%)
RETENTION TAX (Non-Residents):
Buyer withholds 3% of sale price – Paid to Spanish tax authority
Example €250,000 sale:
– Buyer retains: €7,500
– Pays directly to the tax office
– Seller receives: €242,500
Seller files tax return later:
– If actual tax < €7,500 retained → Refund issued
– If actual tax > €7,500 → Pay difference
TOTAL TAX EXAMPLE (Non-Resident):
€250,000 Sale (€180,000 purchase 2015, €15k improvements):
– Capital gain: €37,000
– CGT (19%): €7,030
– Plusvalía: €2,800
– Total tax: €9,830 (3.9% of sale price)
Agent commission (not tax): €7,500-€12,500 (3-5%)
Bottom line: Budget 4-7% total tax on sale (capital gains + plusvalía). Non-residents pay 19% flat rate CGT. Primary residence exemption for residents 65+ saves thousands. Keep all improvement receipts to reduce taxable gain.
Calculate Sale Tax Liability
Typical timeline: 3-6 months from listing to completion.
MONTH 1-2: PREPARATION & MARKETING
Week 1-2: Property Preparation
– Valuation (estate agent or surveyor)
– Professional photos
– Energy Performance Certificate (EPC) – Required by law
– Gather property documents (escritura, IBI receipts, community statutes)
– Minor repairs/staging
Week 2-4: Marketing Launch
– List on property portals (Idealista, Fotocasa, Kyero)
– Agent marketing (website, social media, database)
– For Sale sign erected
– Viewings begin
MONTH 2-3: VIEWINGS & OFFERS
Weeks 5-8:
– Conduct viewings (agent-accompanied)
– Negotiate offers
– Accept offer
– Agree terms (price, completion date, inclusions)
Average time to offer: 6-12 weeks (varies by market conditions)
MONTH 3-4: LEGAL PROCESS
Week 9-10: Contracts
– Sign the reservation contract (contrato de arras)
– Buyer pays deposit (usually 10%, €20,000 on a €200,000 sale)
– Deposit forfeited if buyer withdraws
– Seller pays double deposit if seller withdraws
– Agree on completion date (typically 8-12 weeks ahead)
Week 11-16: Due Diligence
– Buyer’s lawyer conducts searches
– Property checks, debt verification
– Title review
– Mortgage arrangement (if buyer financing)
MONTH 4-6: COMPLETION
Final Steps:
– Buyer’s funds ready
– Plusvalía tax calculation
– Final meter readings (utilities)
– Certificate of debts (community fees cleared)
Completion Day at Notary:
– Buyer and seller (or representatives with power of attorney) attend
– Sign escritura (purchase deed)
– Buyer pays balance
– Buyer retains 3% for tax (non-resident sellers)
– Keys handed over
– Property ownership transfers
Timeline variations:
Faster (2-3 months):
– Cash buyer (no mortgage delay)
– Off-market sale to a known buyer
– No legal complications
– Seller is very motivated
Slower (6-12 months):
– High-priced property (fewer buyers)
– Mortgage delays
– Legal issues (boundary disputes, debt complications)
– Off-season (summer, July-August slow)
– Poor market conditions
MARKET CONDITIONS (Affect Timeline):
Seller’s Market (High Demand):
– Multiple offers within weeks
– Sales complete in 3-4 months
– Limited negotiation needed
Buyer’s Market (Low Demand):
– Property sits for months
– Significant price reductions needed
– 6-12 months typical
MyMoveSpain Timeline Expectations:
– Realistic valuations = faster sales
– Professional marketing = more viewings
– Legal preparedness = smoother completion
– Coordination with property purchase if relocating
Bottom line: Budget 3-6 months from listing to completion. Cash buyers fastest (3 months possible). Mortgage buyers add 2-3 months. Off-season listings may sit longer. Price competitively for faster sales.
List Your Property – Free Valuation
Not legally required, but HIGHLY RECOMMENDED. 95% of Spanish property sales involve estate agents.
SELLING WITH AGENT:
Advantages:
Marketing Reach:
✓ Major portals (Idealista, Fotocasa, Kyero, A Place in the Sun)
✓ Agent website + social media
✓ International buyer networks
✓ Database of registered buyers
✓ For Sale signage
Buyer Qualification:
✓ Pre-screen serious buyers
✓ Verify financing capability
✓ Coordinate viewings efficiently
✓ Filter time-wasters
Negotiation Expertise:
✓ Achieve higher sale prices
✓ Handle multiple offers
✓ Protect your interests
✓ Experienced tactics
Legal Coordination:
✓ Liaise with lawyers
✓ Ensure paperwork is correct
✓ Coordinate completion
✓ Prevent delays
Language Assistance:
✓ Translate for foreign buyers
✓ Explain the Spanish process to UK buyers
✓ Bridge cultural differences
Costs:
– Commission: 3-5% + VAT (typically 5-6% total with VAT)
– €250,000 sale = €12,500-€15,000 agent fee
– Paid at completion from sale proceeds
SELLING PRIVATELY (FSBO – For Sale By Owner):
Challenges:
Limited Marketing Reach
– No major portal access (agents control listings)
– DIY portals are less effective
– Word-of-mouth limited
Qualification Difficulty
– Can’t verify buyer financing
– Waste time on unqualified viewers
– Security risk (unknown visitors)
Negotiation Weakness
– Buyers negotiate directly (pressure)
– Emotional attachment affects decisions
– Lack pricing knowledge
Legal Complexity
– Must coordinate with lawyers yourself
– Risk of missing critical steps
– Language barrier complications
Time Commitment
– Arrange all viewings personally
– Available when buyers want to view
– Difficult if not living in Spain
Savings: 5-6% (€12,500-€15,000 on €250,000)
BUT – Risks:
– Lower sale price (10-15% typical without agent)
– Longer time to sell (+3-6 months)
– Legal complications (costly mistakes)
– Deal falling through
HYBRID APPROACH:
“Lite” Agent Services:
– Some agents offer limited service (marketing only, no viewings): 1-2% fee
– You conduct viewings
– Agent provides portal listings
– Compromise solution
CHOOSING AN AGENT:
Look for:
✓ English-speaking (if UK seller)
✓ Local market knowledge
✓ Established reputation (check reviews)
✓ Professional marketing materials
✓ Clear contract terms
✓ Reasonable commission (negotiate if high)
Red flags:
Upfront fees before sale
Exclusive contracts >6 months
Vague marketing promises
No local office/presence
Pressure tactics
Contract types:
Exclusive Agency: Only one agent markets the property, typically for 3-6 months
– Pro: Agent invests more in marketing
– Con: Limited to one agent’s network
Multiple Agency: Several agents market property simultaneously
– Pro: Wider exposure
– Con: Agents invest less (competing)
MyMoveSpain Property Sales:
– 3-5% commission (competitive rates)
– Professional photography, marketing
– UK buyer specialist (we understand your market)
– Coordination with the buyer visa if needed
– Multi-portal exposure
– English/Spanish fluency
Bottom line: Agents justify 5-6% commission through higher sale prices (10-15% more), faster sales (3-6 months vs 6-12 months private), professional marketing, and a stress-free process. Private sale saves commission but risks lower price and longer timeline. Choose an established local agent with UK buyer experience.
Free Property Valuation – Professional Agent Service
Essential documents for Spanish property sale – gather early to avoid delays.
OWNERSHIP DOCUMENTS:
1. Escritura (Property Title Deed)
– Original deed from your purchase
– Proves legal ownership
– Contains property description, boundaries
– Registered at Land Registry
– If lost:** Request a copy from the notary or the Land Registry (2-4 weeks, €50-100)
2. Simple Note (Nota Simple)
– Recent Land Registry extract (<3 months old)
– Confirms current registered owner
– Shows any mortgages, liens, debts
– Costs: €9-15
– Order online or through a lawyer
TAX & FINANCIAL DOCUMENTS:
3. IBI Receipts (Council Tax)
– Last 5 years receipts
– Proves IBI is paid up-to-date
– Buyers verify no arrears
– Shows property reference number
4. Community Fee Receipts
– Last 2 years community payments (if apartment/urbanisation)
– Certificate of zero debt from the community president
– Essential for completion
5. Utility Bills (Recent)
– Electricity, water, internet
– Proves accounts current
– Facilitates transfer to buyer
LEGAL COMPLIANCE DOCUMENTS:
6. Energy Performance Certificate (EPC – Certificado de Eficiencia Energética)
– MANDATORY by law
– Valid 10 years
– Costs: €150-300
– Arranged via certified assessor
– Required BEFORE marketing property
– Fines €300-6,000 for selling without an EPC
7. Cédula de Habitabilidad (Occupancy License)
– Required in some regions (Catalonia, Andalusia – check local rules)
– Proves property habitable and compliant
– Costs: €100-€300
– Valid 10-15 years depending on region
8. Community Statutes & Minutes
– Community rules (if apartment/complex)
– Recent meeting minutes
– Buyers review before purchase
IDENTIFICATION:
9. NIE Number (Foreigner Tax ID)
– Your Spanish tax identification
– Required for tax declarations
– Original document or certified copy
10. Passport/ID
– Valid passport (non-residents)
– DNI if Spanish resident
– For notary completion signing
IF MORTGAGE EXISTS:
11. Mortgage Cancellation Certificate
– From the bank once the mortgage paid off
– Proves property free of encumbrances
– Arrange 2-3 weeks before completion
POWER OF ATTORNEY (If not attending completion):
12. Spanish Power of Attorney (Poder)
– If you can’t attend the notary signing
– Appoint a lawyer/representative
– Must be notarised
– Translation of UK-issued
NON-RESIDENT SELLERS:
13. Tax Residency Certificate
– From the UK (if claiming non-resident status)
– Affects capital gains tax rates
– Obtain from HMRC before sale
OPTIONAL BUT RECOMMENDED:
14. Building/Planning Permits
– For any extensions, renovations
– Proves work was legal
– Adds value, prevents buyer concerns
15. Property Insurance Policies
– Transferable or proof of coverage
– Buyers want to see history
16. Manuals/Warranties
– Appliance manuals
– Warranties for recent installations
– Service records (boiler, AC, pool)
DOCUMENT CHECKLIST (Save Time):
3 Months Before Listing:
□ Escritura located
□ Nota Simple ordered
□ IBI receipts gathered
□ Community certificates requested
□ EPC ordered (if expired/missing)
At Listing:
□ All documents provided to the agent
□ Copies to your lawyer
□ Originals stored safely
Pre-Completion (2 weeks before):
□ Zero debt certificates obtained
□ Final meter readings
□ Mortgage cancellation (if applicable)
□ Power of attorney arranged (if needed)
Missing Documents?
Common issues:
– Lost Escritura: Request copy from notary (€50-100, 2-4 weeks)
– No EPC: Order immediately (€150-300, assessor visit + 1 week processing)
– Community debt: Pay off arrears, get certificate (1-2 weeks)
– **Mortgage not cancelled: Contact the bank urgently (2-3 weeks process)
MyMoveSpain Document Support:
– Complete checklist for your property type
– Coordinate with Heniam & Associates (legal support)
– Arrange EPC assessor
– Obtain missing documents
– Timeline management
Bottom line: Start gathering documents 3 months before listing. EPC is mandatory (arrange first). Have all ownership, tax, and compliance documents ready. Missing documents delay sales by 2-8 weeks. A lawyer should review all documents before marketing property.
Property Sale Document Checklist – Download PDF
Yes, you can sell Spanish property while living in the UK. Remote sale is common for non-resident owners.
REMOTE SALE PROCESS:
1. APPOINT SPANISH ESTATE AGENT
– Choose an established local agent
– English-speaking preferred
– Provide property access (keys)
– Regular communication (email, WhatsApp, video calls)
2. APPOINT SPANISH LAWYER
– Essential for remote sellers
– Heniam & Associates (MyMoveSpain partner) specialises in non-resident sales
– Reviews contracts, protects interests
– Coordinates with the agent and the buyer’s lawyer
3. PROPERTY PREPARATION (From UK)
– Agent arranges cleaning, minor repairs
– Professional photos taken by the agent
– Staging (optional, agent coordinates)
– You don’t need to visit for preparation
4. VIEWINGS
– Agent conducts all viewings independently
– Keys left with the agent or lockbox
– Video call with serious buyers (optional)
– Agent sends viewing feedback
5. OFFERS & NEGOTIATION
– Agent presents offers via email/call
– Negotiate remotely
– Accept offer in writing (email/DocuSign)
6. CONTRACTS
– Lawyer reviews all documents
– Power of Attorney (POA) ESSENTIAL:
– Grant the lawyer authority to sign on your behalf
– Notarised in UK (Spanish consulate in London)
– Costs: £100-200
– Or: Notarised in Spain (requires Spain trip for POA signing only)
– Lawyer signs contracts using POA
7. COMPLETION
– Option A: Grant POA – lawyer attends notary for you (most common)
– Option B: Travel to Spain for completion day (1-2 days in Spain)
– Option A recommended (saves travel costs, time)
8. FUNDS TRANSFER
– Sale proceeds transferred to UK bank account
– Use Key Currency for competitive exchange rates
– After deducting: Agent commission, lawyer fees, taxes withheld (3%)
POWER OF ATTORNEY (POA) – CRITICAL:
What it allows:
✓ Lawyer signs contracts on your behalf
✓ Lawyer attends notary completion
✓ Lawyer receives sale proceeds (transfers to you)
✓ Lawyer handles all Spanish bureaucracy
How to obtain:
Option 1: Spanish Consulate in London (Recommended)
– Book appointment: Spanish Consulate General, London
– Bring: Passport, NIE, lawyer’s details
– Notary at consulate witnesses POA signing
– Costs: £100-200
– Apostilled automatically (valid in Spain)
Option 2: UK Solicitor + Apostille
– UK solicitor drafts POA
– Sign before a UK notary
– Apostille at the UK Foreign Office
– Translate to Spanish (certified translation)
– More expensive: £300-500 total
Option 3: Travel to Spain
– Visit a Spanish notary
– Sign POA in person
– Costs: €80-150
– BUT requires a Spain trip
TAX IMPLICATIONS (Remote Sellers):
Non-Resident Sellers:
– Capital gains tax: 19% flat rate
– Plusvalía: Municipality tax on land value increase
– 3% retention by buyer (paid to tax office)
Tax Return:
– Must file Spanish tax return within 4 months of sale
– Lawyer or gestor handles remotely
– Refund issued if 3% retention exceeds actual tax
COSTS (Remote Sale from UK):
Standard Costs:
– Estate agent commission: 3-5% + VAT
– Lawyer fees: €1,500-€2,500
– Energy Performance Certificate: €150-300
– Plusvalía tax: €500-€4,000 (varies)
– Capital gains tax: 19% of gain
Remote Seller Extras:
– Power of Attorney: £100-200 (UK consulate) or £300-500 (UK solicitor + apostille)
– Currency transfer: Use Key Currency (save vs bank fees)
– Flights (if Option B – attending completion): £100-300
Total extra remote costs: £200-800 (mainly POA)
TIMELINE (Remote Sale):
Same as in-person sale: 3-6 months
– No delays from a remote location
– POA handles all signatures
– Lawyer coordinates everything
COMMUNICATION:
Stay informed:
– Weekly updates from agent (viewings, interest, offers)
– Email/WhatsApp for quick decisions
– Video calls for significant negotiations
– Lawyer copied on all important communications
RISKS & MITIGATION:
Risk: Agent/lawyer fraud
Mitigation:
– Use established, reputable professionals (MyMoveSpain partners)
– Check reviews, references
– Never grant POA to unknown parties
Risk: Property issues undiscovered
Mitigation:
– Recent photos from the agent
– Surveyor inspection pre-sale (optional)
– Agent video walkthrough
Risk: Market changes unseen
Mitigation:
– Agent provides comparable sales data
– Realistic pricing based on the current market
– Flexibility with offers
MyMoveSpain Remote Sale Service:
✓ Trusted agent network (we list property)
✓ Heniam & Associates legal support (POA, contracts, completion)
✓ Key Currency (sale proceeds transferred to UK)
✓ Complete coordination (agent, lawyer, buyer)
✓ Regular updates (you stay informed from the UK)
✓ Zero Spain visits required
Bottom line: Selling Spanish property from the UK is straightforward with POA. Appoint a trusted local agent + lawyer. POA costs £100-500 but saves multiple Spain trips. Timeline and process are identical to an in-person sale. Use established professionals (MyMoveSpain partners) to mitigate remote risks. Proceeds transferred to the UK bank account efficiently.
Sell Your Spanish Property Remotely – Contact Us
RENTING IN SPAIN FAQ
Spanish rental costs: 30-50% cheaper than comparable UK locations. Prices vary significantly by region.
MONTHLY RENT (Long-Term Rental):
MURCIA & COSTA CÁLIDA:
Apartments:
– 1-bed apartment: €400-€600/month
– 2-bed apartment: €500-€750/month
– 3-bed apartment: €650-€900/month
Villas/Houses:
– 2-bed villa: €600-€900/month
– 3-bed villa: €800-€1,200/month
– 4-bed villa with pool: €1,000-€1,600/month
COSTA DEL SOL (30-50% higher):
Apartments:
– 1-bed apartment: €650-€950/month
– 2-bed apartment: €850-€1,300/month
– 3-bed apartment: €1,100-€1,800/month
Villas/Houses:
– 2-bed villa: €1,000-€1,500/month
– 3-bed villa: €1,400-€2,200/month
– Luxury 4-bed villa: €2,000-€4,000+/month
VALENCIA CITY:
Apartments:
– 1-bed apartment (city centre): €700-€1,000/month
– 2-bed apartment (city centre): €900-€1,400/month
– 3-bed apartment (suburbs): €800-€1,200/month
Houses:
– 3-bed townhouse: €1,000-€1,600/month
– 4-bed house (outskirts): €1,200-€1,800/month
SHORT-TERM/HOLIDAY RENTAL:
Per Week (High Season):
– 2-bed apartment (Costa del Sol): €800-€1,500/week
– 3-bed villa with pool (Murcia): €1,000-€2,000/week
– Luxury villa (Costa del Sol): €2,500-€5,000+/week
Winter Long Rental (November-March):
– 2-bed apartment (Murcia): €600-€800/month (vs €700-€900 annual)
– Popular with UK “snowbirds” (90-day limit unless residency visa)
ADDITIONAL RENTAL COSTS:
Deposit (Fianza):
– Standard: 1-2 months rent
– €1,200 typical for €600/month rent
– Returned at lease end (minus damages)
Agency Fee (if using agent):
– 0.5-1 month rent (one-time)
– €600 typical
– Some landlords pay the agent fee directly
Utilities (NOT typically included):
– Electricity: €50-€100/month
– Water: €30-€50/month
– Internet: €30-€45/month
– Gas (if applicable): €30-€60/month
– Total: €140-€255/month (add to rent)
Community Fees:
– Usually included in rent (apartments)
– Sometimes tenant responsibility (check the lease)
– €40-€150/month if tenant pays
FURNISHED VS UNFURNISHED:
Furnished (Amueblado):
– Rent 10-20% higher
– Includes: Furniture, appliances, kitchenware, linens
– Typical for expats, short-term
Unfurnished (Sin Amueblar):
– Rent 10-20% lower
– Includes: Kitchen cabinets, sometimes appliances
– Usually NO furniture
– Typical for long-term Spanish renters
LEASE TYPES:
Long-Term (Contrato de Arrendamiento):
– Minimum 6-12 months
– Renewable annually
– Standard lease protections
– Lower monthly rate
Short-Term (Turístico/Vacacional):
– Days to 11 months
– Higher monthly rate (€1,000-€2,500/month 2-bed)
– Less tenant protection
– Popular with winter rentals
RENTAL MARKET BY SEASON:
High Season (June-September):
– Rental availability is low (holiday lets)
– Prices 20-30% higher
– Difficult to secure long-term
Low Season (October-May):
– More availability
– Better prices, negotiable
– Ideal time to secure rental
SPAIN VS UK COMPARISON:
Murcia 2-bed apartment: €600/month (£513)
UK equivalent (similar size/quality): £800-1,200/month
Savings: 30-50% cheaper
Costa del Sol 2-bed: €1,000/month (£854)
UK South Coast equivalent:** £1,400-1,800/month
Savings: 25-40% cheaper
MyMoveSpain Rental Support:
– Rental property listings (long-term)
– Landlord-tenant matching
– Lease review (ensure fair terms)
– Deposit protection guidance
– Rental coordination with visa timeline
Bottom line: Spanish rent is 30-50% cheaper than in the UK. Murcia offers the best value (€400-€900/month 1-3 beds). Costa del Sol premium (€650-€2,200). Budget an additional €140-€255/month for utilities. Furnished rentals are 10-20% more expensive. Secure rental October-May for best availability and prices.
Search Spanish Rental Properties
Foreigners can rent in Spain easily – the process is similar to the UK, with a few key differences.
REQUIREMENTS FOR FOREIGN TENANTS:
1. NIE Number (Foreigner Tax ID)
– ESSENTIAL for lease contract
– Spanish tax identification number
– Required by all landlords
– Application: 2-4 weeks, €10-20 fee
– Apply at the Spanish police station (Oficina de Extranjeros) or the Spanish consulate in the UK
2. Proof of Income/Employment
– Bank statements (last 3-6 months)
– Employment contract (if working)
– Pension statements (if retired)
– Proof income = 2.5-3x monthly rent
– Example: €900/month rent requires €2,250-€2,700/month income
3. References
– Previous landlord references (UK acceptable)
– Employer reference
– Character references
– Credit check (Spanish if available, UK credit check sometimes accepted)
4. Deposit (Fianza)
– 1-2 months rent upfront
– Held in a regional deposit scheme (similar to the UK tenancy deposit scheme)
– Returned at lease end minus damages
5. First Month Rent
– Pay first month’s rent upfront
– Some landlords require last month’s rent too (3 months total upfront)
6. Passport/ID
– Valid passport for non-residents
– Residency card (TIE) if a Spanish resident
7. Spanish Bank Account
– Most landlords require
– Direct debit (domiciliación) for monthly rent
– Open with NIE + passport
RENTAL PROCESS STEP-BY-STEP:
Step 1: Search & View Properties
– Online portals: Idealista, Fotocasa, Kyero
– Estate agents (recommend for foreigners – English-speaking support)
– Property viewings (in-person or virtual)
Step 2: Apply for NIE (If Not Already Obtained)
– Apply immediately – 2-4 week processing
– Required before lease signing
– Most important document
Step 3: Reserve Property
– Pay reservation fee (€300-€600)
– Removed from the market during reference checks
– Refundable if references rejected (not if you withdraw)
Step 4: Reference Checks
– Landlord verifies income, employment
– Credit check (if applicable)
– Contact references
– 3-7 days typically
Step 5: Sign Lease Contract (Contrato de Arrendamiento)
– Review contract carefully (have a lawyer review if concerned)
– Standard lease: 1 year minimum
– Sign at agency, notary, or landlord’s lawyer’s office
– Both parties sign + witness
Step 6: Pay Upfront Costs
– Deposit: 1-2 months rent (€1,200-€1,800 for €900/month)
– First month rent: €900
– Agent fee (if applicable): €450-€900
– Total upfront: €2,550-€3,600 typical
Step 7: Collect Keys & Move In
– Inventory check (document property condition, take photos)
– Utility meter readings
– Landlord contact details
– Emergency procedures
LEASE CONTRACT KEY TERMS:
Duration:
– Minimum 6 months (legally)
– Standard 1 year with an annual renewal option
– 3-5 years for permanent rental (less common)
Rent Increases:
– Maximum annual increase: IPC (Spanish inflation index, typically 2-4%)
– Cannot increase mid-contract (only at renewal)
Notice Periods:
– Tenant: Typically 30 days’ written notice
– Landlord: 2-3 months’ notice (eviction requires legal grounds)
Tenant Responsibilities:
– Monthly rent (paid first 7 days of the month)
– Utilities (unless included)
– Minor repairs (lightbulbs, tap washers)
– Property maintenance (clean, undamaged)
Landlord Responsibilities:
– Major repairs (roof, plumbing, structure)
– Appliance replacement (if provided and broken)
– Building maintenance
– Community fees (usually)
CHALLENGES FOR FOREIGNERS:
Language Barrier:
– Lease contracts in Spanish (legal requirement)
– Have a bilingual lawyer review
– Agent translates (if using English-speaking agent)
No Spanish Credit History:
– UK credit check sometimes accepted
– Larger deposit required (2 months vs 1 month Spanish tenant)
– Guarantor may be requested (Spanish resident co-signer)
Income Verification:
– UK income proof acceptable
– May need translation
– Bank statements in English are usually fine
TOURIST RENTALS (Under 90 Days):
If no Spanish visa (tourist status):
– Cannot rent long-term lease (requires NIE + residency intent)
– Use short-term holiday lets (Airbnb, Booking.com, Vrbo)
– Pay weekly/monthly (no lease contract)
– Costs 2-3x higher than long-term
Example:
– Long-term 2-bed: €700/month
– Holiday rental 2-bed: €1,500-€2,000/month
– Significant premium for short-term
RENTING WITH PETS:
Pet Policies:
– Many landlords prohibit pets
– Pet-friendly rentals: limited, higher rent (€50-€100/month extra)
– Pet deposit: €200-€500 additional
– Small pets are easier to approve than large dogs
SCAMS TO AVOID:
Pay before viewing – Never wire deposit sight-unseen
No NIE required – Legitimate landlords always require NIE
Too good to be true price – €400/month luxury villa = scam
Landlord abroad – “I’m in the UK, send deposit, I’ll mail keys” = scam
Western Union/cash only – Legitimate payments via bank transfer to a verified account
Verify Legitimacy:
✓ View property in person (or agent virtually)
✓ Meet landlord or agent at property
✓ Check landlord owns property (review escritura)
✓ Use established agency (not random online ads)
✓ Bank transfer to a verified Spanish account only
MyMoveSpain Rental Service:
✓ English-speaking rental search
✓ NIE application assistance
✓ Landlord negotiations
✓ Lease contract review (Spanish-English)
✓ Coordinate rental with visa timeline
✓ Deposit protection guidance
Bottom line: Foreigners can rent in Spain with NIE, proof of income, and a deposit (1-2 months). Budget €2,500-€3,600 upfront costs. Use established agents for English-language support and scam protection. NIE is essential – apply immediately. Long-term leases require a 1-year minimum. Tourist rentals (no visa) pay 2-3x premium.
Find Rental Property – Foreigner-Friendly Service
Yes – Spanish property owners can rent to tenants (long-term or holiday lets). Requirements and taxes differ by rental type.
TWO RENTAL TYPES:
1. LONG-TERM RENTAL (Arrendamiento de vivienda)
Duration: 6 months+ (typically 1-year leases)
Target Market:
– Spanish residents (local workers, families)
– Expats living in Spain full-time
– Digital nomads with residency visas
Rental Income:
– Lower monthly (market rate: €600-€1,200/month, typical 2-3 bed)
– Stable, reliable income
– Less management intensive
Legal Requirements:
– Standard lease contract (Spanish law LAU – Ley de Arrendamientos Urbanos)
– Minimum 6-month lease
– Tenant rights are strong (difficult eviction)
– No special licenses required
2. SHORT-TERM/HOLIDAY RENTAL (Turístico/Vacacional)
Duration: Days to 11 months (typically weekly summer lets)
Target Market:
– Tourists (British holidaymakers, European tourists)
– Seasonal visitors
– Short-term expats
Rental Income:
– Higher weekly rates (€800-€2,000/week peak season 2-3 bed)
– Seasonal variation (high summer, low winter)
– More management-intensive
Legal Requirements:
– Tourist License MANDATORY (most regions)
– Property registration
– Safety/quality standards
– License costs: €100-€1,000 depending on region
TOURIST LICENSE REQUIREMENTS:
Regions Requiring License:
– Valencia/Costa Blanca: VT license mandatory
– Andalusia/Costa del Sol: VFT license mandatory
– Catalonia/Barcelona: HUTG license (new applications restricted)
– Balearic Islands (Mallorca): ETV license (restrictions apply)
– Murcia: Registration required, licensing varies by municipality
Application Process:
– Submit property details, floor plans
– Safety inspection (fire extinguishers, emergency exits)
– Quality standards (minimum space, ventilation)
– Processing: 1-3 months
– Costs: €200-€1,000 application + annual fees
Penalties without a license:
– Fines: €2,000-€40,000 (serious violations)
– Listing removal (Airbnb, Booking.com removes unlicensed)
– Tax complications
RENTAL INCOME TAXES:
Spanish Tax Residents:
– Rental income taxed as regular income
– Progressive rates: 19-47% depending on total income
– Deductions allowed: Repairs, community fees, IBI, interest, depreciation
– File annual tax return (IRPF)
Non-Residents (Living Outside Spain):
– 19% flat tax on rental income (after expenses)
– Quarterly tax payments (Modelo 210)
– Annual summary declaration
– Deductible expenses: Repairs, community fees, IBI, property management, utilities
Example (Non-Resident):
– Annual rental income: €12,000
– Deductible expenses: €3,000 (community, IBI, repairs, management)
– Taxable income: €9,000
– Tax owed: €1,710 (19%)
DEDUCTIBLE EXPENSES:
✓ Community fees
✓ IBI (council tax)
✓ Property insurance
✓ Repairs & maintenance
✓ Property management fees (10-15%)
✓ Utilities (if you pay)
✓ Internet/WiFi
✓ Tourist license fees
✓ Cleaning between guests
✓ Mortgage interest (if a mortgage exists)
✓ Depreciation (buildings, furniture)
Keep all receipts/invoices – essential for tax deductions.
PROPERTY MANAGEMENT:
Self-Management:
– You handle: Bookings, guest communication, cleaning, maintenance
– Costs: Only cleaning (€50-€100 per changeover), utilities
– Time-intensive (responding to inquiries, emergencies)
– Difficult if living in the UK
Property Management Company:
– Company handles: Marketing, bookings, check-ins, cleaning, maintenance, emergencies
– Costs: 15-25% of rental income
– Hands-off (ideal for non-resident owners)
– Companies: Interhome, James Villas, local agencies
Example Annual Costs (Self-Managed Holiday Let):
– Cleaning (25 weeks rented, €60/changeover): €1,500
– Utilities (electric, water, WiFi): €1,200
– Tourist license: €150
– Repairs/maintenance: €600
– Insurance: €400
– IBI: €500
– Community fees: €600
Total: €4,950/year
With Management Company (20% fee):
– Above costs: €4,950
– Management (20% of €20,000 rental income): €4,000
Total: €8,950/year (€11,050 net income from €20,000 gross)
RENTAL INCOME POTENTIAL:
Long-Term Rental:
– Murcia 2-bed villa: €700/month = €8,400/year
– Costa del Sol 2-bed apartment: €1,000/month = €12,000/year
– Stable, reliable, low management
Holiday Rental (Seasonal):
– Murcia 2-bed villa: €1,200/week x 20 weeks = €24,000/year
– Costa del Sol 2-bed apartment: €1,500/week x 24 weeks = €36,000/year
– Higher income, more management, seasonal variability
Occupancy rates:
– Peak areas (Costa del Sol): 60-80% (24-32 weeks/year)
– Off-peak areas (inland Murcia): 30-50% (12-20 weeks/year)
TENANT RIGHTS (Long-Term Rentals):
Strong Tenant Protection:
– Eviction requires legal grounds (non-payment, contract breach)
– Eviction process: 3-12 months (slow, expensive)
– Tenant can stay 5+ years if paying rent (renewals automatic)
– Landlord difficult to raise rent significantly (IPC limit)
Recommendation: Thorough tenant screening is essential. Use an estate agent for tenant vetting.
COMMUNITY RULES:
Check Community Statutes:
– Some communities prohibit holiday rentals
– Others limit the number of tourist rentals
– Fines for violating community rules: €300-€3,000
– Review statutes BEFORE purchasing property for rental
PLATFORMS:
Holiday Rental:
– Airbnb, Booking.com, Vrbo, HomeAway
– Commission: 15-20% of booking
– Wide audience, easy setup
Long-Term Rental:
– Idealista, Fotocasa, local estate agents
– Lower fees, direct landlord-tenant relationship
MyMoveSpain Property Management:
✓ Tourist license application assistance
✓ Property management company introductions
✓ Tax planning (maximise deductions)
✓ Tenant vetting (long-term rentals)
✓ Rental income projections
✓ Legal compliance guidance
Bottom line: Spanish property can be rented long-term (stable €8,000-€12,000/year income, low management) or holiday let (higher €20,000-€36,000/year income, requires tourist license, more management). Non-residents pay 19% tax on rental income after expenses. Use a property management company if living abroad (15-25% fee). Verify the community allows rentals before purchasing.
Property Rental Income Analysis – Free Consultation
Spanish tenant rights are VERY strong – among the strongest in Europe. Tenants are well-protected by Spanish law.
LEASE DURATION & RENEWAL:
Minimum Term:
– Legally: 6 months minimum
– Standard: 1-year lease (most common)
– Automatic renewal unless the tenant gives notice
Automatic Extensions:
– Year 1 expires → Automatically extends Year 2 (if tenant stays)
– Year 2 → Year 3 → up to Year 5 automatic extensions
– Tenant can stay up to 5 years, even if the landlord wants the property back
– Landlord CANNOT refuse renewal unless legal grounds (see below)
After 5 Years:
– Lease converts to “indefinite” (sin plazo determinado)
– Tenant can stay forever if paying rent
– Landlord needs legal grounds to evict
RENT CONTROL:
Annual Rent Increases:
– Maximum: IPC (Spanish inflation index)
– Typically 2-4% per year
– Cannot increase mid-lease (only at renewal)
– Landlord cannot arbitrarily raise rent by 20-30%
Example:
– Year 1: €800/month
– IPC Year 2: 3.5%
– Year 2 rent: €828/month maximum
– Landlord cannot charge €900 or €1,000
DEPOSIT PROTECTION:
Fianza (Security Deposit):
– 1 month rent (long-term residential)
– Held by the regional government deposit scheme
– Landlord cannot use during tenancy
– Returned within 30 days of lease end (minus legitimate deductions)
Deductions Allowed:
– Damages beyond normal wear (broken appliances, holes in walls)
– Unpaid rent
– Unpaid utilities (if tenant responsibility)
Deductions NOT Allowed:
– Normal wear and tear (faded paint, worn carpets after 5 years)
– Cleaning (unless excessively dirty)
– Minor repairs (lightbulbs, batteries)
Dispute Resolution:
– Tenant challenges unfair deductions
– Small claims court if unresolved
– Landlord must prove the damages are legitimate
EVICTION PROTECTION:
Landlord Can Evict ONLY For:
1. Non-Payment of Rent
– 1-2 months unpaid rent
– Landlord initiates legal eviction (desahucio)
– Court process: 3-12 months
– Tenant can stop by paying arrears + court costs
2. Contract Breach
– Unauthorised subletting
– Property damage
– Illegal activities
– Nuisance to neighbours
3. Landlord Needs Property
– After Year 1: Landlord or family member needs to live in the property
– Must give 2 months’ notice
– Must prove genuine need (not just wanting higher rent)
Eviction Process:
– Lawyer-required (landlord can’t self-evict)
– Court filing → Hearing → Eviction order
– Timeline: 6-18 months typical
– Sheriff enforces eviction (not landlord)
Illegal Evictions:
Changing locks while the tenant away
Shutting off utilities to force the tenant out
Harassment, threats, intimidation
Penalties: Fines €3,000-€9,000, tenant compensated, criminal charges possible
MAINTENANCE & REPAIRS:
Landlord Responsibilities:
– Structural repairs (roof leaks, plumbing, heating)
– Appliance replacement (if provided and broken through normal use)
– Mould/damp problems (if structural cause)
– Electrical issues
– Pest infestations (not caused by the tenant)
Landlord must repair within a reasonable time (urgency-dependent):
– Emergency (no heating in winter): 24-48 hours
– Non-urgent (appliance repair): 1-2 weeks
Tenant Can:
– Withhold rent if the landlord refuses urgent repairs
– Repair and deduct from rent (with receipts, reasonable costs)
– Report to the local housing authority
Tenant Responsibilities:
– Minor repairs (lightbulbs, batteries, tap washers)
– Cleaning, general upkeep
– Reporting maintenance needs promptly
– Preventing damage (turning off water if away in winter)
UTILITIES:
Responsibility:
– Usually tenant pays (electricity, water, gas, internet)
– Unless the lease states “utilities included”
– Contracts in the landlord’s name typically
– Tenant pays bills, reimburses landlord or transfers to tenant name
Non-Payment:
– Landlord can evict for consistent non-payment of utilities (contract breach)
– Must prove significant arrears
PRIVACY & ACCESS:
Tenant Rights:
– Peaceful enjoyment of property
– Landlord cannot enter without permission
Landlord Access:
– Must give 24-48 hours’ notice (except emergencies)
– Reasonable times only (not midnight inspections)
– Limited frequency (quarterly inspections are reasonable)
Emergencies:
– Landlord can access immediately (gas leak, flood)
– Must notify tenant ASAP
SUBLETTING:
Usually Prohibited:
– Most leases forbid subletting without landlord consent
– Violating = contract breach = eviction grounds
With Permission:
– Tenant can sublet if landlord approves in writing
– Original tenant remains liable for rent, damages
LEASE TERMINATION (Tenant Leaving):
Notice Period:
– Typically 30 days’ written notice
– Some contracts: 60 days
– Must be in writing (email acceptable if lease allows)
Early Termination:
– If lease < 5 years: Tenant can leave with notice penalty (typically 1-2 months rent)
– If lease > 5 years or indefinite: Tenant can leave anytime with notice, no penalty
Deposit Return:
– Landlord inspects property
– Returns deposit within 30 days minus legitimate deductions
– Tenant provides forwarding address
RENT PAYMENT GRACE PERIOD:
Legal Grace:
– Rent due first 7 days of the month (typical)
– Late after day 7
– Eviction proceedings can start after 1-2 months of arrears (varies by region)
No “Grace Period” Assumption:
– Paying late repeatedly = contract breach
– Landlord can issue warnings, initiate eviction
DISCRIMINATION PROTECTION:
Illegal to Refuse Tenants Based On:
Nationality, race, ethnicity
Religion
Sexual orientation, gender identity
Disability
Family status (children)
Legal to Consider:
✓ Income (requirement to earn 2.5-3x rent)
✓ Credit history, references
✓ Employment status
TENANT ADVOCACY:
Resources:
– Local consumer protection (Oficina Municipal de Información al Consumidor – OMIC)
– Tenant unions (vary by region)
– Free legal aid (if low income)
MyMoveSpain Tenant Support:
✓ Lease contract review (ensure fair terms before signing)
✓ Tenant rights explanation (Spanish law complex)
✓ Dispute mediation (landlord-tenant issues)
✓ English-speaking legal referrals
Bottom line: Spanish tenants have very strong protections – automatic renewals up to 5+ years, rent increase limits (IPC only), difficult eviction (6-18 months legal process), deposit protection, and maintenance rights. Landlords cannot arbitrarily raise rent or evict. Illegal evictions carry heavy penalties. Always get the lease reviewed before signing to understand your rights.
Lease Contract Review – Protect Your Rights
Spanish rental inclusions vary significantly – ALWAYS verify before signing a lease. No standard like the UK “unfurnished = carpets + white goods.”
RENTAL CATEGORIES:
1. FURNISHED (AMUEBLADO):
Typically Includes:
Furniture:
✓ Beds + mattresses (all bedrooms)
✓ Sofa/seating (living room)
✓ Dining table + chairs
✓ Wardrobes/storage
✓ Some: Desks, bedside tables, lamps
Kitchen:
✓ Built-in cabinets
✓ Refrigerator/fridge-freezer
✓ Oven + hob (cooktop)
✓ Washing machine
✓ Microwave (usually)
✓ Cookware + dishes (plates, glasses, cutlery, pots, pans)
✓ Some: Dishwasher, coffee maker, toaster
Bathroom:
✓ Shower/bathtub fixtures
✓ Toilet, sink
✓ Some: Towels, bath mats (less common)
Soft Furnishings:
✓ Curtains/blinds
✓ Bedding (sheets, pillows, duvets) – SOMETIMES (verify)
✓ Some: Cushions, throws
Electronics:
✓ TV (usually)
✓ Air conditioning (common in Spain)
✓ Heating (radiators or underfloor)
✓ Some: WiFi router
NOT Usually Included:
Kitchen linens (tea towels, oven mitts)
Cleaning supplies
Toilet paper, toiletries
Food staples
Iron/ironing board (some include)
Furnished Rent Premium: +10-20% vs unfurnished
Target Market: Expats, short-term professionals relocating
2. UNFURNISHED (SIN AMUEBLAR):
Spanish “Unfurnished” Typically Includes:
Kitchen:
✓ Built-in cabinets + countertops
✓ Sink
✓ Sometimes: Oven, hob
✓ Sometimes: Extractor fan
Bathroom:
✓ Toilet, sink, shower/bath
✓ Bathroom cabinets
Fixtures:
✓ Light fixtures (basic bulbs/fittings)
✓ Curtain rails/rods (not curtains)
✓ Built-in wardrobes (if the property has them)
NOT Included:
Furniture (beds, sofas, tables, chairs – NOTHING)
White goods (fridge, washing machine, microwave)
Curtains, blinds
Bedding, linens
Kitchen appliances
TV, electronics
Decorative items
What You Provide:
– ALL furniture (€2,000-€8,000 new, €500-€2,000 IKEA budget)
– Appliances (fridge €300-€800, washing machine €250-€600)
– Soft furnishings (curtains, bedding, towels €300-€800)
Unfurnished Rent: 10-20% cheaper than furnished
Target Market: Long-term Spanish residents, locals, families
UK vs SPAIN “Unfurnished” Difference:
UK Unfurnished Typically Includes:
– Carpets throughout
– Fridge-freezer, oven, hob
– Washing machine (sometimes)
– Curtains/blinds
– Light fittings
Spanish Unfurnished May Include:
– NO carpets (tiled floors common)
– MAYBE oven/hob (not guaranteed)
– NO washing machine (bring your own)
– NO curtains (bring your own)
– Basic light fixtures only
Shock for UK tenants: “Unfurnished” means TRULY unfurnished in Spain.
3. SEMI-FURNISHED (SEMI-AMUEBLADO):
Middle ground – varies significantly:
Typically Includes:
✓ Kitchen appliances (fridge, oven, hob, washing machine)
✓ Built-in wardrobes
✓ Air conditioning
✓ Curtains/blinds
✓ Light fittings
✓ MAYBE: Beds (check specifically)
✓ MAYBE: Sofa, dining table (negotiate)
You Provide:
– Most furniture (beds if not included, wardrobes if not built-in, dining set, soft furnishings)
Rent: 5-10% more than unfurnished, 5-10% less than furnished
Best for: Expats staying 2-5 years (worth buying some furniture, not everything)
UTILITIES – WHAT’S INCLUDED:
Typically NOT Included (Tenant Pays):
Electricity
Water
Gas (if applicable)
Internet/WiFi
TV license (not required in Spain)
Rubbish collection (basura – included in IBI, landlord pays)
Sometimes Included (Verify Lease):
✓ Community fees (apartments/urbanisations – usually landlord pays)
✓ Water (sometimes included in community fees → landlord pays)
✓ Internet (rarely, but some furnished rentals include)
Typical Monthly Utilities (Tenant Cost):
– Electricity: €50-€100
– Water: €30-€50
– Gas: €20-€40 (if applicable)
– Internet: €30-€45
Total: €130-€235/month
HEATING & COOLING:
Air Conditioning:
– Essential in Spain (summer 35-40°C)
– Most rentals include
– Type varies: Split system (best), portable units, central AC (rare)
– Electricity cost: €30-€60/month summer
Heating:
– Less essential (mild winters, except mountains)
– Types: Electric radiators, gas central heating, underfloor heating
– Electricity/gas cost: €40-€80/month winter
OUTDOOR SPACE:
Balconies/Terraces:
– Furniture included? Usually NO (tenant provides)
– Awning/shade? Varies
Gardens (Villas):
– Furniture? Usually NO
– Maintenance: Tenant or landlord? (VERIFY – major issue)
– Pool maintenance (if private pool): Usually tenant responsibility (€50-€100/month contract)
PARKING:
Apartments:
– Parking space included? Sometimes (+€50-€100/month rent if included)
– Underground garage is typical
– Numbered space assigned
Villas:
– Driveway/garage usually included
– Street parking otherwise
INVENTORY & CONDITION:
Move-In Inspection:
– Create detailed inventory (photos, video)
– Document existing damage (email landlord immediately)
– Check that all appliances work
– Test water pressure, electricity, AC, heating
Protect Deposit:
– Evidence of pre-existing damage prevents unfair deductions
– Small defects noted = not your responsibility at move-out
NEGOTIATING INCLUSIONS:
Furnished Rentals:
“Can you include WiFi in rent?” (€30-€45/month value)
“Can you replace a worn mattress?” (if old/uncomfortable)
“Can you add dishwasher/microwave?” (if missing)
Unfurnished Rentals:
“If I stay 2+ years, can you provide a fridge and washing machine?”
“Can you include kitchen appliances in rent?” (Landlords sometimes willing)
LEASE CLAUSE TO CHECK:
“Furniture/Appliance Responsibility”
– Who replaces a broken fridge? (Normal wear = landlord, tenant damage = tenant)
– Who repairs/replaces broken furniture?
Typical:
– Landlord: Repairs/replacement for normal wear, appliance failure
– Tenant: Repairs if damaged through misuse, minor maintenance
RED FLAGS:
“Furnished”, but photos show empty rooms (verify inventory before signing)
“Includes all utilities” but no cap (landlord might cut off AC in summer if tenant uses excessively)
“Appliances included”, but broken or ancient (test everything at viewing)
MyMoveSpain Rental Guidance:
✓ Clarify what’s included BEFORE signing
✓ Inventory verification (photos, checklist)
✓ Negotiation support (WiFi, appliances, furniture)
✓ Lease clause review (inclusions legally documented)
Bottom line: Spanish “furnished” includes furniture + appliances, but verify bedding, kitchenware, and towels. Spanish “unfurnished” means NOTHING (bring ALL furniture + appliances). Utilities are rarely included (budget €130-€235/month extra). Always create a detailed move-in inventory with photos to protect the deposit. Negotiate inclusions BEFORE signing the lease.
Rental Property Search – Furnished/Unfurnished Options
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