International buyer · Torrevieja and Orihuela Costa
Buying in Torrevieja as a foreigner
Everything you need to know to buy safely from abroad: how to get your NIE, the step-by-step process, the non-resident mortgage and the real taxes and costs. Straightforward, with no small print.
Data as of 4 Jul 2026: non-resident mortgage, up to 60-70% of value
Updated: 4 July 2026
This is a local, independent guide to buying a home in Torrevieja and Orihuela Costa from abroad, made clear. We're not selling you anything: we explain how buying works here (the NIE, the process, the non-resident mortgage and the taxes) so you can make every decision with confidence and no surprises.
Any foreigner, whether or not they live in Spain, can buy here; British and German buyers, and buyers from across half of Europe, do so every day. Our starting advice is simple: rely on an independent lawyer who speaks your language and reviews every step with you. We're preparing versions of this guide in English and German; they're not live yet.
I'm a foreigner and want to buy a house in Torrevieja — what steps do I need to follow?
Yes, you can. Any foreigner, resident in Spain or not, has the right to buy here; the one essential requirement is the NIE. From there the path is the same for everyone: you get your NIE, open a bank account, choose the property and check its legal status, sign the arras (deposit contract) and close before a notary. It usually takes 2-3 months.
Get your NIE
It's the number that identifies you as a foreigner to the Spanish authorities. Without a NIE you can't sign or pay the taxes, so it's the first step.
Open a Spanish bank account
You'll use it to pay the deposit, the taxes and the property's utilities by transfer.
Find the property and check its legal status
Once you've chosen the house, you request a nota simple (Land Registry extract) to verify who the owner is and whether it has charges or debts.
Sign the arras contract with a deposit
A private contract (contrato de arras) that reserves the property and sets the price, deadline and conditions up to the title deed (escritura), in exchange for a deposit.
Sign the title deed before a notary
On completion day you sign before a notary, pay the rest of the price and receive the keys.
Pay the taxes and register at the Land Registry
You settle the ITP (transfer tax) and register the property in your name at the Land Registry (Registro de la Propiedad).
Once you've found the property, the purchase usually takes 2-3 months. If you take out a mortgage, allow a little more time: the bank needs to approve the operation before signing.
How to buy safely in TorreviejaDo I need a NIE to buy a home in Torrevieja?
Yes. The NIE (Número de Identidad de Extranjero, the foreigner ID number) is the one essential requirement for buying: without it you can't sign or pay taxes. You apply for it at the Spanish consulate in your home country or at a police station in Spain. In Torrevieja, in high season, the wait can be 4-8 weeks, so request it in advance.
The NIE is your personal number with the Spanish authorities. You need it to sign the title deed (escritura), pay the taxes, open an account, set up utilities and, if you apply for one, arrange the mortgage. It's personal and stays with you for any procedure you carry out in the country.
You can apply in two ways: at the Spanish consulate in your home country, before travelling, or at a police station in Spain by prior appointment. In both cases you must present your passport and fill in the relevant form.
In Torrevieja, at the height of the season, the appointment and wait can reach 4-8 weeks. Request it as soon as possible: without a NIE you can't sign, and you won't want to lose the house over a formality.
Can I get a mortgage in Spain as a non-resident to buy in Torrevieja?
Yes. In 2026 Spanish banks grant mortgages to non-residents, although they lend less than to a resident: generally, 60-70% of the property's value. That means you need to save a 30-40% deposit, plus another 10-15% for taxes and costs. Taking out a mortgage lengthens the process somewhat.
| Item | What it is | How much |
|---|---|---|
| Bank financing (LTV) | What the bank lends against the property's value. | 60-70% |
| Deposit (your own savings) | The share of the price you put in from the start. | 30-40% |
| Taxes and costs | An extra cushion on top of the price for ITP, notary, registry and gestoría. | 10-15% |
Taking out a mortgage lengthens the process: the bank needs time to appraise the property and verify your situation. Allow a few more weeks than in a cash purchase.
How much does it cost to buy in Torrevieja on top of the property price?
On top of the property price, budget for 10-15% in taxes and costs. The main bill is the ITP (transfer tax): in the Comunidad Valenciana, 9% of the price for a resale home. To that you add the notary, Land Registry and gestoría, whose exact amount depends on each case.
| Item | What it is | How much |
|---|---|---|
| ITP (Impuesto de Transmisiones — transfer tax) | The main tax when buying a resale home in the Comunidad Valenciana. | 9% of the price |
| Notary | For signing the public title deed of sale. | depends on the case |
| Land Registry (Registro de la Propiedad) | For registering the property in your name. | depends on the case |
| Gestoría | For handling taxes and registration, if you delegate the paperwork. | depends on the case |
| Cash payment | Legal limit per operation for a non-resident; the rest, by bank transfer. | max. 10.000 € |
The notary, registry and gestoría amounts depend on the property price and each case, but together they fit within that additional 10-15%. Set aside that margin before buying.
Figures as of July 2026; verify your specific case with a professional.
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Frequently asked questions from foreign buyers
Updated: 4 July 2026
I'm a foreigner and want to buy a house in Torrevieja — what steps do I need to follow?
The path is the same for any buyer, whether or not you live in Spain: first you get your NIE, open a Spanish bank account, choose the property and check its legal status with a nota simple (Land Registry extract), sign the arras contract (contrato de arras) with a deposit, sign the title deed (escritura) before a notary and, finally, pay the taxes and register the property at the Land Registry (Registro de la Propiedad). Once you've found the house, the purchase usually takes 2-3 months, and a little longer if you take out a mortgage.
Do I need a NIE to buy a home in Torrevieja?
Yes. The NIE is the one essential requirement for buying: without it you can't sign the title deed (escritura) or pay the taxes. You apply for it at the Spanish consulate in your home country or at a police station in Spain, by prior appointment. In Torrevieja, in high season, the wait can reach 4-8 weeks, so it's wise to request it well in advance so it doesn't hold up the purchase.
Can I get a mortgage in Spain as a non-resident to buy in Torrevieja?
Yes. In 2026 Spanish banks grant mortgages to non-residents, although they lend less than to a resident: generally, 60-70% of the property's value. That means you need to put down a 30-40% deposit, plus another 10-15% of the price for taxes and costs. Bear in mind that taking out a mortgage lengthens the process, because the bank needs time to appraise the property and approve the operation.
How much does it cost to buy a house in Torrevieja on top of the property price?
On top of the price, budget for 10-15% in taxes and costs. The main tax is the ITP (Impuesto de Transmisiones Patrimoniales — transfer tax), which in the Comunidad Valenciana is 9% of the price for a resale home. To this you add the notary, the Land Registry (Registro de la Propiedad) and the gestoría (administrative agency), whose exact amount depends on each case. In addition, a non-resident's cash payment cannot exceed 10.000 € across the whole operation; the rest is paid by bank transfer.
Sources
- Requirements for buying as a foreigner and the NIE procedure: buying guides for foreigners in Torrevieja and the Spanish authorities.
- Financing and mortgages for non-residents: banks and property portals.
- Purchase taxes and costs: Comunidad Valenciana regulations and specialist firms.