Buying property in Spain can be like walking into a second-hand bookshop. It looks lovely. Smells good. Everything seems in order. Until you find out none of the books are in English, the shopkeeper has disappeared, and the stairs lead nowhere.
Spain is not Britain with better weather. It has its own rules. Some written. Some whispered. And some made up on the spot by someone in an office who’s already gone to lunch.
So, here are 10 things foreign buyers get wrong when buying property in Javea – or anywhere else in Spain, really.
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Thinking It’ll Be Just Like Back Home
No, it won’t.
Your solicitor may or may not speak English. Your builder might not answer his phone. And your estate agent probably closes at 2pm for lunch and doesn’t open again until the next day.
Things take time. And more time. And possibly a small prayer to Saint Bureaucratius, patron saint of lost paperwork.
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Not Budgeting for “Extras”
The price on the property listing? That’s not the final cost.
Add 10–15% for taxes, legal fees, notary charges, and the mysterious “gestor” fee. The gestor is a local fixer who helps you deal with paperwork. Every town has one. Nobody quite knows how they work, but they are always paid in cash and usually wear beige.
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Ignoring Orientation
Many Brits walk into a south-facing house in August and say, “What a lovely breeze.” Come January, they’re wearing three jumpers indoors and wondering why the walls feel damp.
Some villas in Javea were built for heat, not warmth. Check if the property gets sun in winter. Otherwise, you’ll be burning logs like it’s a Dickens novel.
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Not Asking About the Community Rules
That dream flat near the beach? Lovely. Until you find out you’re not allowed to hang towels on the balcony, can’t barbecue, and must stay silent from 3pm to 5pm in case you offend old ladies or disturb a dog’s nap.
Every block has rules. Some are sensible. Some are not. But they’re all enforced by someone called Manolo who takes his job very seriously.
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Believing Estate Agents Work the Same Way
In Spain, an estate agent can represent both buyer and seller. Yes, at the same time.
They’re paid by the seller, but they’ll still tell you “it’s a great deal.” This doesn’t mean they’re dishonest – just that their main loyalty may lie with the person paying them.
That’s why it’s a good idea to hire your own lawyer. One who doesn’t also sell insurance, rent mopeds, or do tarot readings on weekends.
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Skipping the Survey
“I don’t need a survey,” says the buyer. “It looks fine.”
Yes, until the first rainstorm and the roof starts acting like a sieve. Or the lovely garden turns out to be illegal land previously used as a goat track.
Spanish property law is full of surprises. A proper survey won’t catch everything, but it’ll catch more than wishful thinking will.
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Underestimating Spanish Paperwork
Buying a home means paperwork. But Spanish paperwork? That’s a performance art.
You’ll need a NIE number (a foreigner ID), proof of funds, certified translations, three passport copies, and a bank account that might require an in-person appointment with someone who doesn’t work on Fridays.
Also, expect sudden rules that only apply on Tuesdays.
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Assuming It’s a Holiday Forever
Yes, the sun shines. The wine flows. The tomatoes taste like tomatoes.
But once you move here, it’s not a holiday. It’s life. With bins, bills, spiders the size of teaspoons, and a neighbour who plays the same five notes on a saxophone every Thursday.
Make sure you like the place in normal time, not just when you’re on your fifth sangria.
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Forgetting About Inheritance and Taxes
Spain has different rules for passing property on to your family. Very different.
Some regions have generous allowances. Some do not. Either way, inheritance tax is not a fairy tale and doesn’t vanish just because you bought a villa with bougainvillea.
Get advice from someone who knows both the Spanish and your home country’s tax system. Ideally, someone who doesn’t wear sandals with socks.
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Falling for the Wrong Dream
It’s easy to fall in love with the wrong property. The one on the mountain with “charm” and “character” (meaning it’s falling down). Or the remote finca with “potential” (meaning no internet and questionable plumbing).
Before you buy, ask yourself:
- Would I still love this house without the sunshine?
- Would I love it in February? In the rain? With my family visiting?
Because once the papers are signed, the dream is yours. Warts and all. For more real estate insights, visit sizeframe.
