How much does it cost to buy a house in Galicia?

Prices vary by area. On the Costa da Morte, average prices range from €800 to €1,800/m². A renovated house in Corcubión or Cee costs €120,000-250,000, while beachfront apartments can exceed €300,000. Inland villages offer opportunities from €60,000.

Can a foreigner buy property in Spain?

Yes, anyone regardless of nationality can buy property in Spain. You only need to obtain an NIE (Foreigner Identity Number), open a Spanish bank account, and meet tax requirements. There are no restrictions for international buyers.

What taxes do I pay when buying a house in Galicia?

For resale properties, ITP in Galicia is 8% (up to €400,000) and 10% on the excess. For new builds, VAT is 10%. You also pay AJD (1.5%), notary fees (€600-1,200), registry (€400-800), and administration (€300-600).

How long does the buying process take?

The complete process typically takes 6-12 weeks from signing the arras contract to the public deed. Property search can add 1-3 months. If you need a mortgage, allow 4-6 additional weeks for bank approval.

Guides 1 April 2025 3 min 464

Complete guide to buying a house in Galicia as a foreigner

Buying a House in Galicia as a Foreigner: Everything You Need to Know

Galicia has become one of the most attractive real estate destinations in Europe for international buyers. Its Atlantic landscapes, world-class gastronomy, exceptional quality of life, and still-competitive prices compared to Northern Europe make it an increasingly popular choice for second homes and investment properties.

The NIE: Your Essential First Step

The NIE (Foreigner Identification Number) is required for any legal transaction in Spain, including property purchase. EU citizens typically receive it within 1-7 days; non-EU citizens may wait 1-4 weeks. The fee is approximately €9-16. We recommend starting this process 6-8 weeks before your planned signing date.

Opening a Spanish Bank Account

You will need a Spanish bank account to transfer funds and pay taxes. Major banks for international clients in Galicia include Caixabank, Santander, BBVA, and Abanca. You will need your NIE or passport, proof of address, and a declaration of source of funds for transfers over €10,000.

Legal Requirements

Before committing to a property, verify: the Nota Simple from the Land Registry (confirms ownership and charges), the energy performance certificate, the habitability certificate, and the urban planning status. In rural Galicia, this last point requires special attention as traditional stone houses may lack modern documentation.

Taxes on Purchase

Resale property (ITP): General rate 9% in Galicia. Reduced rates of 7% or 3% available for young buyers, large families, or low-population areas.
New property (VAT + IAJD): 10% VAT plus 1.5% stamp duty.
Additional costs: Notary €600-1,200; Registry €400-800; Agency €300-500.

Budget an additional 10-12% on top of the purchase price.

The Notary Process

Deposit contract (Arras): Typically 10% to reserve the property.
Document review: The notary verifies all documentation.
Deed signing: Both parties attend. A sworn translator can be arranged if needed.
Payment: Via certified bank check or simultaneous transfer.
Tax settlement: Within 30 days of signing.
Registration: Takes 15-30 days at the Land Registry.

Tips by Nationality

German Buyers

Double taxation treaty in place. German banks may finance Spanish property. Power of attorney possible but must be apostilled and translated.

French Buyers

Double taxation treaty applies. Direct flights from Paris to Santiago de Compostela. S1 form available for pensioners transferring healthcare rights.

British Buyers (Post-Brexit)

90-day visa-free stays. Non-resident tax rate of 19% on rental income. Mandatory fiscal representative in Spain required.

Ongoing Tax Obligations

Non-resident property owners must pay annual imputed income tax (19% for EU, 24% for non-EU), municipal IBI tax (€250-900/year), and declare the property in their home country tax return.