Buying a new-build property in Spain in 2026, step by step

A new-build property in Spain is bought safely in 7 steps: consultation, pre-selection of developments, presentations, reservation (usually €3,000–10,000), preliminary contract, payments during construction protected by a bank guarantee, and handover of the keys and the notarial deed. The keys are choosing a developer with current licences, having a lawyer verify the contract and knowing the full costs, i.e. 10% IVA, 1.5–2% AJD and additional fees.

Regions such as the Costa Blanca and the Costa del Sol attract buyers with their climate, modern infrastructure and stable market. The buying process is, however, more complex today than a few years ago: regulations have changed, new EU energy standards have appeared, and developers work to stricter rules.

Why is 2026 a good time to buy a new-build property in Spain?

New energy standards: in 2026 European energy-efficiency requirements for buildings come into force. Developers are already adapting their projects, which means better insulation, lower running costs and greater comfort.
High demand: the new-build market on the Costa Blanca and Costa del Sol is still growing dynamically, and demand from international buyers remains high. Many developments find buyers before construction is even finished.
Greater transparency: mandatory bank guarantees, clear schedules and detailed developer documentation increase buyer protection.
Infrastructure development: new amenities and residential areas are constantly being built in coastal regions, which makes living there more attractive and increases the potential for appreciation.

Aria Spain works only with developers who meet current requirements and guides clients through the whole process so that they choose developments with confidence. The client does not need to know Spanish regulations or market customs — the agency takes care of the formal, legal and organisational side.

What does the purchase process for a new-build property look like, step by step?

Step 1: Consultation and defining your needs

The first stage is a conversation in which we establish, among other things:

whether the property is to be for yourself or an investment,
which features matter most (view, beach, peace and quiet, standard),
how much you want to spend,
whether you are considering renting it out,
what kind of lifestyle interests you.

This conversation saves weeks of browsing property portals on your own.

Step 2: Pre-selecting developments

The market is extensive, but not every development is worth buying. Aria Spain selects only projects that:

hold current licences,
they have a clear schedule and bank guarantees,
they are built by proven developers,
meet EU energy standards,
they have good prospects for appreciation.

This way you avoid risky projects that still reach the market.

Step 3: Presentations on site or online

Inspection trip (the most popular option) — Aria Spain arranges:

airport pick-up,
a tour of selected developments,
a presentation of the area,
a discussion of costs and schedules.

In 1–2 days you see everything you need to make a decision.

Online presentations — if you cannot fly out straight away, you receive:

videos of the development,
360° walkthroughs,
updates from the building site,
video calls with an agent directly from the plot.

The cost of an online presentation is €500, refunded once you make a reservation through Aria Spain.

Step 4: Reserving the property

The standard reservation fee in 2026 is €3,000–10,000. At that point:

the price is frozen,
the property is taken off the market,
an Aria Spain lawyer checks the development's documents.

Step 5: Signing the preliminary contract

It usually takes place 2–4 weeks after the reservation. Aria Spain, together with a lawyer, analyses the contract and explains every point to the client, including:

payment schedule,
completion dates,
bank guarantees,
standard of finish,
local planning provisions for the area.

You sign the contract only once you have approved it.

Step 6: Payments during construction

The most common schedule:

10% on signing the contract,
30–50% in instalments during construction,
50–70% on handover of the keys.

Every payment is protected by a bank guarantee, and Aria Spain keeps track of deadlines and documents in every transaction.

Step 7: Handover of the keys

Before handover, clients receive:

a snagging checklist,
help with reporting defects,
arranging the connection of electricity and water.

Once the notarial deed is signed, you are the full owner.

How much does it cost to buy a new-build property in Spain?

Item	Cost
VAT (IVA) – always charged on new-build property	10%
AJD – stamp duty on legal documents	1,5–2%
Notary (depending on the value of the property)	900–2 000 €
Lawyer	0.7–1% of the property value
Interpreter	200–400 €
Connecting utilities	300–600 €

When reserving a new-build property, the administrative costs are covered by Aria Spain. The client receives a full cost estimate from the start, before the reservation.

Why buy with Aria Spain?

Zero commission on the buyer's side — the developer pays for the agency's work.
Access to developments not found online — some projects are sold exclusively through selected agencies.
Full support before, during and after the purchase — from choosing the area to help with furnishing and renting out.
Legal and technical verification of every development — protection against risks that buyers often cannot see themselves.
Transparency and communication — the client always knows what stage the transaction is at.

What mistakes should you avoid when buying a new-build property?

Buying from a catalogue without checking on site — Aria Spain shows you the plots, the stage of construction and the surroundings in real time.
No lawyer — the agency works with independent lawyers specialising in the new-build market.
Signing a contract without a translation — every point of the contract is explained to the client in English.
Misunderstanding the costs — you receive a full, transparent calculation before you make a reservation.

Sample new developments

Apartment in Los Altos — Los Altos, from 75.26 m², 2 bedrooms, 2 bathrooms; next to golf courses, air conditioning, communal pool, furnished apartment. From €259,000 (price excludes VAT).
Wonderful villa with a private pool — Los Altos, from 158.55 m², 3 bedrooms, 3 bathrooms; next to golf courses, air conditioning, private pool, balcony/terrace. From €489,000 (price excludes VAT).
Apartment with a sea view — La Manga, from 71.29 m², 1 bedroom, 1 bathroom; sea view, frontline beach, air conditioning, communal pool. From €172,480 (price excludes VAT).
Apartment by the sea with a tourist licence — La Manga, from 123.84 m², 3 bedrooms, 2 bathrooms; sea view, frontline beach, air conditioning, private pool. From €519,000 (price excludes VAT).
Apartment in La Manga — La Manga, from 78.00 m², 3 bedrooms, 2 bathrooms; sea view, communal pool, balcony/terrace, close to the sea. From €240,052 (price excludes VAT).

You will find more options in the current listings.

Frequently asked questions

How much is the reservation fee when buying a new-build property in Spain?

The standard in 2026 is €3,000–10,000. After the reservation the price is frozen and the property is taken off the market.

What taxes are paid when buying a new-build property?

For new-build property, 10% VAT (IVA) and 1.5–2% AJD always apply. On top of that come, among other things, the notary (€900–2,000), a lawyer (0.7–1% of the value), a translator (€200–400) and utility connections (€300–600).

How are payments spread during construction?

Most commonly 10% on signing the contract, 30–50% in instalments during construction and 50–70% on handover of the keys. Every payment is protected by a bank guarantee.

How much does an online presentation of a development cost?

An online presentation costs €500, which is refunded once you make a reservation through Aria Spain.

Does the buyer pay the agency a commission?

No. Aria Spain is paid by the developer, and when a new-build property is reserved, the administrative costs are covered by the agency.

Aria Spain, a licensed agency entered in the RAICV register under no. 4123, sells new-build property from developers on the Costa Blanca, Costa Calida and Costa del Sol with no commission for the buyer and helps in English at every stage — from the NIE number and mortgage to the notary and handover. We will prepare a personalised list of developments matched to your budget and purpose of purchase as part of a free consultation.