Mistakes Buying Property in Spain: 10 to Avoid

The mistakes buying property in Spain are rarely bad luck: buyers repeat the same ones every year. These are ten common ones on the Costa Blanca, with a way to avoid each one.

Most of them come from the same root: deciding on a short visit, at the busiest time of year, without the documents in hand. The table below sums them up, and each section after it explains one mistake.

Why is buying in August in a hurry a mistake?

Buying in a hurry in August is a mistake because the rush leads you to skip steps: no calm look at the nota simple, no comparison with other homes and no price negotiation. August brings the largest number of foreign buyers on holiday to the area, and with them the feeling that you must decide now or lose the chance.

The fix is to separate the visit from the decision. View homes, take notes and make the offer with a cool head, rather than from the airport on the last day of your holiday. If you only have a few days in the area, spend the first day viewing several homes without committing to anything. Use the rest of the trip to go back to the two or three that interest you most. Buying the first home you see because it seems to fit rarely works out if you have compared it with nothing else.

Why should you visit the Costa Blanca out of season before buying?

You should visit out of season because an urbanisation full of life in July can be almost empty in February. If you are buying to live here all year, or even to let outside the summer, you need to know what the neighbourhood is like in winter. Check which bars and shops close, how many people live there permanently, and what traffic and noise are like without tourists.

If you can, plan a second visit in low season before you sign. If you cannot travel twice, ask your agency for recent winter photos and videos, as well as the summer ones. Our guide to Altea in winter describes what stays open and what slows down from November to March.

What planning problems should you check before buying a house in Spain?

Before buying a house in Spain, check whether the building and the plot comply with planning rules. A home can look perfect and still hide a planning problem: a structure built outside the rules, land classified differently from how it is used, or building limits that block a future extension. The town hall, an architect or a lawyer can confirm this. Looking at the house will not.

This matters most on detached houses with extensions the owner built, enclosed porches or pools built without a licence. Ask about all of this explicitly before you make an offer.

Are community fees and IBI higher than buyers expect on the Costa Blanca?

Community fees and IBI are the running costs buyers on the Costa Blanca underestimate most. IBI is the annual local property tax. A villa with a pool, gardens and large shared areas carries community fees very different from a flat with no shared spaces. Before you fall for a home, ask for the current community fee and the latest IBI bill, rather than an agency estimate.

Add both to the real cost of owning the home, together with the purchase costs we set out in taxes and costs of buying property in the Valencian Community. In urbanisations with private security, large gardens or sports facilities, the community fee can double or triple that of a simple building in the town. Do not assume it is similar between two homes that look comparable on price.

Can you trust property photos without viewing in person?

Professional photos can flatter a home beyond what the reality justifies, so treat them as a shortlist tool. Wide angle lenses, worked light and the absence of noise or close neighbours all help a listing. If you cannot travel before deciding, at least ask for a live video call walking through the whole home, beyond the edited video of the listing.

Never sign arras on a home that neither you nor someone you trust has seen on your behalf. Arras is the deposit contract that binds buyer and seller before the deed at the notary.

Pool and garden upkeep: the cost left out of the budget

A private pool and a large garden carry a recurring maintenance cost: chemicals, cleaning, watering, and a gardener if you do not do the work yourself. They are part of the appeal of buying on the Costa Blanca. Ask the agency or the current owner how much they spend each month, and add it to your annual budget before you choose between a villa with a pool and a flat without one.

Do you need an independent lawyer when buying property in Spain?

An independent lawyer is advisable when buying property in Spain, although it is not a general legal requirement. The estate agency represents the transaction and wants it to close, which is legitimate, but it cannot replace a lawyer who works only for you. An independent lawyer reviews the arras contract, checks the nota simple and any charges on the property, and confirms there are no tax surprises before signing.

A lawyer costs a small fraction of the price of the home, and prevents mistakes that can cost far more than the fee.

Price per square metre, coastal law and choosing an agency

Divide the total price by the square metres and compare it with similar homes in the same area. A total price can look reasonable and still sit above the market. Altea Hills, the old town, Altea Pueblo and the second line urbanisations each have their own price range per square metre. Mixing them up leads you to overpay, or to reject a real opportunity by comparing with the wrong area. Ask your agent for recent comparable sales, beyond the asking prices of other homes on the market.

Check for coastal or public land restrictions on homes near the sea or a ravine. Some parts of the Costa Blanca, especially near the shoreline or watercourses, fall under the Ley de Costas (the Spanish Coastal Law) or public land easements. These can limit future renovation or, in extreme cases, affect ownership. This is uncommon in the areas of Altea where we work, but your lawyer should always check it.

Ask an agency what its service includes before you work with it. Some agencies show the home and leave the rest to you. Others coordinate the nota simple, recommend independent lawyers and follow the sale through to signing. This matters most if you are buying from abroad and cannot attend every step.

This is general guidance based on the agency's experience, not legal or tax advice for your specific case: confirm any question with a professional before you commit.

To avoid these mistakes from the first step, follow our guide to buying a house in Altea as a foreigner, talk to our team, or take your time looking at homes for sale in Altea.