Seven mistakes Dutch buyers make in Spain, and how to avoid them

We assist Dutch buyers on the Costa del Sol every week. And we see the same mistakes being made time and again.

Not because buyers are careless. But because buying property in Spain works differently than in the Netherlands. The rules are different. The process is different. The order of the steps is different.

These are the seven mistakes we see most often, and how you can avoid them.

1. Applying for a NIE number too late

Without a NIE number, you cannot buy a property, open a bank account, or set up utilities in Spain. The application takes time, especially during peak season.

Avoid it: apply for your NIE as soon as you start your search in earnest, not just when you have found a property.

2. Not having your own independent lawyer

In Spain, the notary primarily checks the form of the deed, not whether the property is legally sound. That is your lawyer's job. A lawyer who also works for the seller or the developer is not independent.

Avoid it: choose your own lawyer who represents only your interests.

3. Not having the land registry documents checked

Is the property in the seller's name? Is there a mortgage or a lien on it? Do the surface area and layout match reality? This is all stated in the nota simple and the land registry records.

Avoid it: have your lawyer check all registers before you make a deposit.

4. Underestimating the additional costs

In the Netherlands, you are used to paying around 2% in buyer's costs for existing properties. In Spain, this is significantly higher. Count on 9 to 13% of the purchase price, depending on whether it is a new build or an existing property.

Avoid it: calculate your total investment in advance using our buyer's costs calculator.

5. Overlooking outstanding debts

In Spain, overdue contributions to the homeowners' association and unpaid IBI (property tax) can, up to a certain period, be transferred to the new owner.

Avoid it: before going to the notary, request a statement from the homeowners' association confirming there are no arrears, and check the latest IBI tax bills.

6. Buying to let without knowing the rules

Do you want to rent out to tourists? If so, the property must be eligible for registration. More and more complexes and municipalities are placing restrictions on this. A property where holiday rentals are not permitted changes the financial calculations significantly.

Avoid this: check whether holiday rentals are possible in that complex and municipality before you buy. Also, read our article on holiday rentals on the Costa del Sol.

7. Buying on impulse while on holiday

The sun is shining, the view is stunning, and the estate agent says there are two other interested parties. This is how the most expensive decisions are made.

Avoid this: determine your goal, budget, and criteria in advance. Measure every property against them. If you cannot run the numbers on a property, you are buying on emotion.

What all these mistakes have in common

They are all avoidable. With the right sequence, the right people, and the right checks.

That is exactly what we do. Our team has guided over 465 clients through their purchase on the Costa del Sol, from the initial consultation to the handover of the keys.

Would you like to know how that works for you? Take a look at our purchase guidance or book a consultation.