Buying a New-Build Apartment in Galicia: Complete Guide 2025

Advantages of buying new-build in Galicia

The new-build market in Galicia has grown strongly in cities like Vigo, A Coruña, Pontevedra and Ourense, and in coastal towns such as Sanxenxo, Baiona and Cee. Buying off-plan or during construction offers several advantages over second-hand properties:

• Ten-year guarantee: The developer is liable for structural defects for 10 years under the Building Regulation Act (LOE).
• Energy efficiency: New regulations require minimum C energy rating, reducing bills by 30-50 %.
• Customisation: In early construction stages you can choose flooring, tiles, kitchen layout.
• No renovation costs: Everything is brand new — plumbing, electrics, joinery.
• Accessibility: New developments must meet universal accessibility standards.
• Modern installations: Fibre optics, smart-home features, garage and storage usually included.

Verifying the developer's reputation

The most important step before signing anything is investigating the developer. Galicia has solid developers like San José Construcciones, Promsa and Vía Célere, but also smaller companies with unknown track records.

1. Companies House: Request a filing from the Registro Mercantil. Check share capital, directors and age of the company.
2. Previous projects: Visit completed developments and talk to owners.
3. Ten-year insurance: The developer must have structural damage insurance with a registered insurer.
4. Building licence: Confirm the town hall has granted planning permission.
5. Escrow account: All advance payments must go into a special account backed by a bank guarantee under Law 57/1968.
6. Online reviews: Check Google Maps, Idealista and buyer forums.

Cédula de Habitabilidad and First Occupation Licence

The Cédula de Habitabilidad certifies that a property meets minimum habitability standards. Without it you cannot set up utilities or register the property.

• The developer applies for the First Occupation Licence after construction finishes.
• A municipal technician inspects the property against the approved project.
• The town hall issues the licence and certificate, typically within 1-3 months.

If buying off-plan, the certificate must be ready at key handover. If the developer cannot produce it, do not accept delivery.

Ten-year guarantee and other coverages

Stage payments and bank guarantees

Important: Never hand over money without receiving the corresponding bank guarantee document. If the developer goes bust, the guarantee lets you recover every euro invested.

Delivery delays: what the law says

The contract usually includes an estimated delivery date and a grace period (typically 6 months). After that, you can:

• Cancel the contract and recover all payments plus statutory interest (currently around 4 %).
• Claim damages including temporary rental costs.
• Enforce penalty clauses if the contract includes them.

Delays are common in coastal developments (Sanxenxo, Baiona) due to weather interruptions. Negotiate clear delay penalties before signing.

Snagging list: checking defects at handover

Before accepting the keys, inspect the property thoroughly. Hire a building surveyor (200-500 €) to prepare a professional snagging list.

What to check:

• Windows and doors: Close properly, no gaps, watertight.
• Electrics: All sockets and lights work. Consumer unit labelled.
• Plumbing: No dripping taps, fast drainage, adequate water pressure.
• Flooring and tiles: No loose pieces, even joints, no cracks.
• Kitchen and bathroom: Worktop sealed, units level, sanitaryware fixed.
• Garage and storage: Correct dimensions, ventilation, lighting.

Submit the list to the developer in writing at handover or within 7 days. They have 1 month for minor defects and 3 months for major ones.

VAT 10 % vs ITP: taxes depending on the phase

You must also pay Plusvalía Municipal (land value increase tax), typically 300-3,000 € in Galicia.

Conclusion

Buying a new-build apartment in Galicia is an excellent choice if you follow the right steps: research the developer, demand bank guarantees on every payment, do not accept handover without the Cédula de Habitabilidad and commission a professional snagging list. New developments in Vigo, A Coruña and the Costa da Morte offer opportunities from 120,000 € for studios to 350,000 € for three-bedroom sea-view apartments.