How to buy real estate in Barcelona step by step
Looking to buy property in Barcelona?
Whether you’re searching for a dream home or planning a smart investment, Barcelona Flat Hunter makes the process simple, secure, and stress-free. Explore our comprehensive guide to buying real estate in Barcelona, including every step of the purchase process and how our expert team ensures a smooth, hassle-free experience from start to finish.
Table of Contents
step 1. Project Definition
Every Project Is Unique — But They All Start With One Thing: We Want to Know Everything.
If you haven’t done so yet, fill out our Property Search Form, for a free consultation with one of our Barcelona Flat Hunter experts.
This consultation will help you:
1. Validate your search – Compare your expectations and budget with the reality of the Barcelona real estate market.
2. Define the Level of Support You Need – At Barcelona Flat Hunter, we don’t believe in “one-size-fits-all” packages. Every client is unique and should only pay for the services they truly need. Whether you want full support from search to purchase, or you’ve already found a property and need help with the next steps, our expertise is at your service.
3. Answer your questions – From understanding the buying and financing process to market trends and property prices in Barcelona, we’re here to provide clarity.
4. Validate your financial plan – Once we define your ideal property, we’ll review the financial structure of your purchase together. If financing is needed, we’ll connect you with banks or brokers to secure the best terms.
Step 2. Flat Hunting in barcelona
Picture in hand, we do all the groundwork for you — from sharing your search with our extensive network to monitoring properties published online and conducting pre-visits. We hunt on your behalf for your dream property in Barcelona. Once we identify and visit properties that match your requirements, you’ll receive a detailed visit report including pictures, videos, and an assessment of the property’s real value based on:
- Current real estate prices in Barcelona
- State of maintenance of the property
- Building specifics
- Estimated renovation budget
- Rental value projections
This gives you a complete return on investment estimate before making any decision. Finally, visits to selected apartments are organized to fit your schedule, ensuring a smooth and efficient process
Now, this is the phase where our team of experts truly makes a difference — saving you time, money, and hassle — by handling all the groundwork on your behalf..
Step 3. Negotiation - Securing Your ideal Property in Barcelona
Once we’ve found the gem you’ve been looking for, we assist you in making a written offer. This step is essential as it not only states the amount you’re offering but also defines the timeline for completing the transaction and any conditions required by both parties.
At Barcelona Flat Hunter, your interests come first. Before submitting an offer, we cross-check every aspect of the property to ensure accuracy and avoid unpleasant surprises later on.
Key Verifications We Handle for You*
- Property Registry – Ownership details, legal capacity, and any debts or restrictions.
- Land Registry – Alignment with property specifications.
- Urban Planning Compliance – Ensuring no restrictions and conformity with municipal plans.
- Certificates – Habitability and energy efficiency.
- Community of Owners – Financial health and upcoming building repairs or upgrades.
- Tourist Licenses – Presence of licensed tourist apartments in the building.
- Technical Building Inspection – Status and any pending issues.
*(Plus any additional checks required on a case-by-case basis)
Price Negotiation
We assess the real market value of the property, gather background information (reason for sale, time on market, initial price), and define a strategy to secure the property at the best possible price.
If any verification cannot be completed before signing the offer, we condition your offer accordingly to protect your interests at all times.
Good to Know: How to Make an Offer on a Property in Spain
Making an offer on a Spanish property is usually done in writing and, in most cases, requires a 1% deposit of the offered price. This written offer is then presented to the seller for review and response.
- If the offer is accepted, the 1% becomes the first down payment.
- If the offer is rejected, the amount is fully refunded by the seller’s agency.
- If you withdraw after acceptance, you will lose this deposit.
That’s why it’s essential to ensure all aspects of the future purchase are clearly addressed in writing within the offer document.
Step 4. Signing the Earnest Money Agreement (Contrato de Arras Penitenciales)
Once the seller has accepted your offer and the full due diligence is complete, both parties are ready to sign the earnest money agreement, commonly referred to in Spain as the “Contrato de Arras Penitenciales.”
This legally binding contract is essential because it specifies all the details of the sale and purchase, as well as the conditions that must be met for the transaction to proceed. These conditions protect the buyer, allowing withdrawal without losing the deposit under certain circumstances.
Key points to know:
- A minimum deposit of 10% of the property value is required.
- You can sign in person or appoint us (or another representative of your choice) via Power of Attorney, which can be arranged during your first visit to Barcelona.
- The agreement will be carefully drafted, and we will provide a courtesy English translation for your reference.
Good to Know: Buyer and Seller Obligations Under the Earnest Money Agreement (Contrato de Arras)
In Spain, under the earnest money agreement (known as Contrato de Arras), the following rules apply:
- If the buyer backs out without a justified reason (which must be clearly stated in the agreement), the full deposit amount is lost.
- If the seller withdraws, he must pay the buyer twice the amount of the deposit paid when the Arras was signed.
This ensures that both parties’ interests are protected throughout the property purchase process.
Step 5. Formalities After Signing the Arras Contract
Contrato de Arras (earnest money agreement) is signed, and if you haven’t already completed these steps, the following formalities must be handled immediately:
- Open a Spanish Bank Account – This account will be used to transfer the funds required for the property purchase.
- Request Your NIE (Foreigner Identification Number) – This is mandatory for any property transaction in Spain.
- Property Valuation (Tasación) for Financing – If you are applying for a mortgage, a valuation report must be requested and sent to the selected bank.
Important: In Spain, banks lend based on the lower amount between the purchase price and the assessed value.
Barcelona Flat Hunter can assist you with all three steps to make this process smooth and stress-free.
Once your bank account is open, you will need to transfer the purchase amount to this account. On the day of signing, payment to the seller will be made either via certified bank checks or bank transfer.
We also ensure that the notary of your choice receives all required documents from the seller before the signing day. These documents will be explained to you in detail so everything is clear prior to the final signature.
Final Step. Signing the Escritura and Completing the Purchase
It is transaction time! The search and preparation phases are over - today you will sit down with the seller and sign the public deed of sale and purchase, known in Spain as the “Escritura Pública de Compraventa”, in the presence of a notary.
Prior to the day of signing the Escritura Pública de Compraventa (public deed of sale), a copy of all documents provided by the seller will be sent to the notary. Today, these documents will be annexed to the future deed to ensure full compliance and transparency.
On your side, you’ll need to present:
- Your original ID and NIE
- Certified bank checks or transfer order for payment
Once the Escritura is signed:
- The seller will hand over the keys to your new property
- The notary will prepare a copy of the signed agreement called “copia simple”
- The original contract will remain with the notary
Afterward, the notary, through the gestoría, will handle all remaining steps — including tax payments and property registration — upon receiving a provision of funds from you (approximately 11% of the purchase price).
Post Purchase Support
At Barcelona Flat Hunter, our commitment doesn’t end at the signing of the purchase agreement. We provide comprehensive post-signature assistance, ensuring a smooth transition into your new property. This includes:
- Transferring all utility contracts (electricity, water, gas, internet) to your name
- Setting up payment arrangements directly to your account
- Registering your details with the building management company
Want to go even further? We can be your trusted partner on the ground for:
- Renovation and decoration projects
- Furnishing and home staging to enhance your property’s appeal
- Rental management when you’re away, maximizing your investment
With Barcelona Flat Hunter, you enjoy peace of mind knowing every detail is handled professionally.