Buying off-plan in Spain: the complete guide
How buying a home before it is built works in Spain, from reservation and stage payments to inspection and completion, and what protects you at each step.
By Investidad advisory team · Last reviewed 16 Oct 2026
The process in five steps
- Reserve: a reservation and fee take the unit off the market while your lawyer checks the project, the building licence and the Nota simple.
- Sign the contract: the private purchase contract fixes the price, payment plan, specifications and delivery date.
- Pay in stages: every payment goes into a special account and is covered by an aval bancario certificate in your name.
- Inspect: before completion, check the home and list defects (Snagging).
- Complete: pay the balance at the notary, sign the title deed and get the keys once the architect has signed the end-of-works certificate and the first-occupation licence is issued.
You need an NIE and a Spanish bank account before completion. If you would rather not wait, a Key ready development can be bought and moved into at once.
What protects you
Every stage payment guaranteed
Money you pay before completion must be covered by an aval bancario or insurance and paid into a special account used only for the construction. If the home is not built or not finished on time, you are repaid with interest.
Ask for an individual certificate in your name for each payment. Your lawyer should check it before you pay.
- 10Structure · 10 yearsFoundations, beams, slabs and load-bearing walls, backed by the compulsory seguro decenal.
- 3Installations · 3 yearsDefects that affect habitability: waterproofing, plumbing, electrics, insulation.
- 1Finishes · 1 yearPaint, tiling, carpentry and fittings, claimed from the builder.
Liability periods under art. 17 of Ley 38/1999 (LOE), counted from the formal acceptance of the works. How guarantees and warranties work
