Buying property in Barcelona is a dream for many foreigners, drawn by the city’s quality of life, pleasant climate, and overall appeal. However, without a solid understanding of the local market, some buyers make costly mistakes. Here are the five most common mistakes — and our advice on how to avoid them.
1. Underestimating additional purchase costs of a property
Many foreign buyers focus only on the listed sale price of a property, without accounting for the various additional costs that come with the transaction. In Spain, buying property typically adds between 10% and 13% to the final price.
These additional costs include:
- Property transfer tax (ITP), usually around 10% for second-hand homes.
- VAT (10%) for new developments.
- Notary and land registration fees.
- Legal and administrative service costs.
- Real estate agency fees, which may or may not be included in the listed price.
Overlooking these expenses can lead to budget overruns or even financial issues during the purchase process.
How to avoid it: Create a comprehensive budget that includes all additional fees from the outset. Ask your agency for a detailed cost estimate to better compare properties and secure your investment.
2. Failing to obtain a NIE in time
One of the most common mistakes is not obtaining a NIE (Número de Identificación de Extranjero) early in the process. This personal identification number, issued by the Spanish government, is legally required for any financial or legal transaction in Spain. Without it, you cannot sign the deed of sale before a notary, open a bank account, set up utility contracts, or pay the relevant property taxes.
While the NIE itself is a straightforward document, the application process can take several weeks—especially if you apply from abroad or during peak periods. Many buyers mistakenly believe it can be arranged at the last minute, only to find their purchase delayed or, in some cases, put at risk due to missing paperwork.
It’s also worth noting that each buyer listed on the title deed (for example, a couple buying together) must have their own individual NIE. Furthermore, the process may require appointments, supporting documents, and in some cases, legal representation or assistance from a gestor (administrative agent).
How to avoid it: Begin the NIE application process as soon as you start seriously looking for a property. It can be requested through the Spanish consulate in your home country or in Spain directly. Many buyers choose to work with a lawyer or real estate agency that offers assistance with administrative procedures. At Harper Real Estate, we support our clients throughout the NIE application process to ensure nothing delays the transaction.
3. Skipping the legal due diligence
Purchasing a property without verifying its legal status is one of the most serious and potentially costly common mistakes a buyer can make. In Spain, as in many countries, not all properties are free of legal complications. Some may have outstanding debts, unresolved ownership disputes, construction irregularities, or even lack the proper licenses. These issues are not always visible during a property visit and can only be uncovered through a thorough legal investigation.
For example, a property might appear attractive and well-maintained but still be subject to a mortgage, a lien from unpaid community fees, or penalties due to non-compliance with local building codes. In other cases, the seller might not be the sole legal owner or may not have the right to sell the property, leading to legal conflicts after the transaction.
Failing to perform due diligence can result in serious consequences, including unexpected legal costs, delays in obtaining title, or difficulties with resale or rental.
How to avoid it: Before signing any binding documents or paying a deposit, request a full legal report on the property. This should include:
- The nota simple, a document from the Land Registry that outlines ownership, debts, and legal status.
- Verification of urban planning compliance, ensuring the property meets local zoning and construction regulations.
- A check for outstanding charges, including utility bills, taxes, or community fees.
- Confirmation that the property is properly registered and free from any legal encumbrances.
Ideally, this should be done with the assistance of a specialized real estate lawyer or a reputable agency. At Harper Real Estate, we ensure that every property is legally verified before proceeding, offering our clients peace of mind and a secure transaction.
4. Misjudging the property’s future use
Many buyers fail to define their long-term goals clearly. For instance, some purchase with the intent of short-term renting (such as Airbnb), unaware that Barcelona imposes strict regulations on this type of rental. In many neighborhoods, obtaining a tourist rental license is no longer possible.
Others underestimate the challenges of managing a property remotely, such as maintenance, local taxation, or tenant communication.
How to avoid it: Define your objective clearly—whether it’s a main residence, vacation home, or investment property. Then research the specific local rules that apply to your intended use. A knowledgeable agency can advise you on which areas are aligned with your goals and which are restricted.
5. Not using a trusted local real estate professional
Navigating the Barcelona real estate market without a local expert can lead to costly mistakes. Some buyers try to handle everything on their own to save money, but this approach often results in poor decisions, overpaying, or even falling for scams.
A local agent offers valuable insight into the market, legal processes, and neighborhood characteristics. They know current pricing trends, can spot potential issues, and highlight details that outsiders might overlook. Additionally, they guide you through negotiations and ensure you meet all legal requirements.
How to avoid it: Partner with a reputable agency that understands both the local market and legal processes. A trusted agency, like Harper Real Estate, will protect your investment and represent your interests every step of the way.
Conclusion
Buying a property in Barcelona is an exciting opportunity, but it requires careful planning and expert guidance. By avoiding these common mistakes, you can ensure a secure and profitable investment. Partnering with a trusted agency like Harper Real Estate gives you peace of mind, knowing that every step is handled with professionalism and local expertise.
