Most investors fall in love with a property first and ask questions later. The ones who make money in Spain do it the other way round: they ask five questions, and only then look at the view.
Whether you want a holiday home, a rental investment or a base for a future move, these are the five questions our clients ask before buying, and what the answers usually reveal.
1. Who Really Owns It, and What Does It Owe?
The Land Registry shows the legal owner and any mortgages, seizures or disputes. We also check urban-planning fines and community debts, which can pass to the buyer.
2. Can I Rent It Out?
Short-term rental is where most investment plans break. Rules change by region, town and even building.
- Many cities restrict new tourist licences, and some building statutes forbid them
- Since 1 July 2025, short-term rentals need a number in the national Single Rental Registry to be advertised on platforms
- Long-term rentals have different rules on contracts, deposits and, in some areas, rent limits
3. What Will It Really Cost?
Costs on Top of a €300,000 Resale Flat
Illustrative example in Catalonia, in euros
Add legal fees and, if you finance, mortgage costs. New-build homes pay VAT and stamp duty instead of transfer tax. Rates vary by region, so we always prepare an itemised budget for the specific property.
4. Can I Buy Without Travelling?
Yes. With a power of attorney, we can obtain your NIE, open a bank account, sign at the notary and register the title while you stay in New York, Dubai or Singapore.
5. Are the Renovations Legal?
A beautiful renovation means little if it was never licensed. We check licences, plans, habitability and energy certificates against what is actually built.
Example
Ahmed, an investor in Dubai, wanted a flat in Barcelona to rent to tourists. Our check showed the building’s statutes prohibit tourist rentals. He switched to a mid-term rental plan for professionals before signing, instead of discovering the problem after buying.
Want a full list of the traps? Read our guide to real estate pitfalls for foreign buyers, or see our conveyancing service.
Why Investing Is Harder Than It Looks
- Buying for tourist rental without checking the licence and building rules.
- Budgeting only the price, not the 10 to 15% of extra costs.
- Ignoring non-resident tax on rental income or on the property itself.
- Expecting the purchase to give residency: since 2025 it no longer does.
Five questions, one afternoon of checks. Ask them before you fall in love with the view, and the numbers will still work after you sign.
Talk to a Lawyer Before You Buy
If you have a property in mind and want to know whether your plan is legally viable, that is exactly what a consultation is for. At MigratioLex, we review your specific case, not a generic checklist. We respond within 24 hours, in English, French or Spanish.
Book Your Initial ConsultationThis article is for informational purposes only and does not constitute legal or tax advice. Based on Royal Decree 1312/2024 on the Single Rental Registry and general Spanish property practice. Costs are illustrative and vary by region and property. The example is illustrative.
