10 common mistakes when buying your first property on the Costa Blanca

Buying a property is, for most people, the most important financial decision of their life. And precisely for that reason — because of the excitement, the rush and the scale of the investment — it is where the most mistakes are made. Some cost money, others cost time, and a few can turn the purchase into a legal problem that drags on for years. This list covers the ten mistakes most often repeated by buyers on the Costa Blanca, both nationals and foreigners.

1. Not requesting the nota simple before committing

This is the most basic mistake and the most costly. Signing arras without consulting the nota simple from the Land Registry means you do not know whether the property has a mortgage, lien, easement or whether the seller is actually the owner. The nota simple costs 9 euros and arrives in 24-48 hours. There is no excuse for not requesting it.

How to avoid it: request the nota simple before making any offer. If something unexpected appears, consult a lawyer before moving forward.

2. Calculating only the purchase price, not the total cost

The property price is only part of the expense. On top of that you must add taxes (10 % ITP for resale, or 10 % VAT + 1.5 % AJD for new builds), notary fees (600-900 euros), registry fees (400-700 euros), legal management (300-500 euros) and, if you need a mortgage, the valuation (250-500 euros). In total, additional costs represent between 10 % and 13 % of the purchase price.

How to avoid it: calculate the total cost before starting your search. If your budget is 200 000 euros, the property you can actually afford costs a maximum of 175 000-180 000 euros.

3. Not having the NIE before you start

The NIE (Foreigner Identification Number) is mandatory for any property transaction in Spain: signing the deed, opening a bank account, paying taxes. Many foreign buyers leave it to the last minute and discover that the process can take weeks or months. Meanwhile, the property may be sold to another buyer.

How to avoid it: if you are a foreign buyer, apply for the NIE as your first step, before viewing properties. You can do it in Spain (police station or immigration office) or at the Spanish consulate in your country.

4. Trusting the notary to check everything for you

The notary certifies the transaction, verifies the parties' identities and checks the property's registry status. But the notary is not your lawyer: they do not negotiate clauses, investigate hidden defects, check whether the seller's renovation had a permit or review the community minutes. Their role is to guarantee the legality of the notarial act, not to protect your individual interests.

How to avoid it: hire an independent lawyer, especially if you are a foreign buyer. The cost (500-1 500 euros depending on complexity) is insignificant compared with the property price.

5. Signing the reservation or arras without reading the clauses

The rush to secure a property leads many buyers to sign reservation documents or arras contracts without reading them carefully — or without having a lawyer review them. Clauses about deadlines, deposit refund conditions, withdrawal penalties and cost allocation can have an enormous impact if the deal goes wrong.

How to avoid it: never sign a document under pressure. Ask for a draft, read it at your own pace, and if something is unclear, ask before signing. A seller who does not give you time to review a contract is not a trustworthy seller.

6. Not verifying community debts

Community of owners debts do not always appear on the nota simple, but as a buyer you are liable for unpaid fees from the current year and the three preceding ones. A community debt of several thousand euros can catch you off guard after signing if you did not check beforehand.

How to avoid it: require the seller to provide the building administrator's certificate confirming all payments are up to date. This certificate is legally required for the deed — but request it before signing arras, not on the day of the notary.

7. Not including a suspensive clause in the arras for mortgage denial

If you are buying with a mortgage and the bank denies it after you have signed the arras, you lose the deposit (if they are arras penitenciales). It is a real risk that many buyers take without thinking: they assume the bank will approve the mortgage because they received a verbal «pre-approval».

How to avoid it: negotiate the inclusion of a suspensive clause in the arras contract allowing a full refund of the deposit if the mortgage is not approved within a set period. Not all sellers accept it, but it is worth trying.

8. Buying without seeing the property in person

With current digital tools — virtual tours, videos, 3D floor plans — many buyers, especially foreigners, decide to buy a property they have only seen on screen. Videos do not show the street noise at three in the morning, the damp smell from the interior bathroom or the crack just out of frame.

How to avoid it: always visit the property in person before signing any document. If you cannot travel, hire a trusted representative (lawyer, architect) to inspect it on your behalf and report back in detail.

9. Ignoring energy efficiency

A property with an F or G energy rating may look like a bargain until the first electricity bill arrives in August. On the Costa Blanca, where air conditioning runs five or six months a year, the difference between an efficient and an inefficient property is measured in hundreds of euros annually. Furthermore, from 2030 properties rated below E may be excluded from the legal sale and rental market.

How to avoid it: always check the energy certificate before buying. If the property has a low rating, calculate the cost of necessary improvements (insulation, windows, aerothermal system) and deduct it from your offer.

10. Letting emotion drive the decision instead of numbers

The Costa Blanca is a place that makes you fall in love: the sun, the sea, the light, the pace of life. That emotion is legitimate, but if buying a property becomes a purely emotional decision, it is easy to overpay, ignore obvious defects or commit to a mortgage that stretches your finances too thin.

How to avoid it: set a maximum budget before you start looking and stick to it. Compare at least three similar properties before making an offer. And remember that a good purchase is one where the numbers work — not just the heart.

Frequently asked questions

Which is the most expensive mistake of all?

Probably not checking for charges on the nota simple. Buying a property with a judicial lien can mean losing it at auction, regardless of what you paid. The nota simple costs 9 euros. The lien can cost you the entire property.

Do Spanish buyers make the same mistakes as foreigners?

Most of them, yes, especially those related to not verifying debts, not calculating the total cost and letting emotion take over. The mistakes more specific to foreign buyers involve the NIE, the language barrier (signing documents they do not fully understand) and relying too heavily on the estate agent or the notary as a substitute for their own lawyer.

Is it advisable to hire a lawyer even if I speak Spanish and know the market?

Yes. A property lawyer does more than translate documents: they verify charges, review contract clauses, check that the property has all documentation in order (habitability licence, energy certificate, community certificate) and represent you if anything unexpected arises. Their cost is a fraction of the purchase price and can save you from far more expensive problems.

Can I rectify a mistake after signing the deed?

It depends on the mistake. A hidden defect can be claimed within six months of purchase. An undetected charge can be challenged if the seller deliberately concealed it. But a poor negotiation, an excessive mortgage or an overpaid price have no legal remedy: they are consequences of a voluntary decision. Hence the importance of doing the work properly before signing.

How much time should I spend on preparation before buying?

A minimum of two to four weeks of active research: studying the market, comparing prices, requesting notas simples, consulting a lawyer and a tax adviser, and visiting several properties. Buying a property is not a race — it is a decision you will live with for years or decades. Preparing it well is infinitely more valuable than saving a few days of searching.