Complete Guide to Buying a Second Residence in Galicia: Everything You Need to Know

Why choose Galicia for your second residence

Galicia, and specifically the Costa da Morte, has become one of the most attractive destinations in Spain for acquiring a second residence. Its combination of dramatic landscapes, pristine beaches, top-tier gastronomy, and affordable prices makes it an incomparable option compared to the more saturated areas of the Mediterranean.

Unlike the Costa del Sol or Costa Blanca, where prices have skyrocketed in recent decades, the Costa da Morte maintains accessible prices that allow you to acquire a property with exceptional features for a fraction of the cost. A house with sea views that would cost over one million euros in Marbella can be found here for less than €300,000.

Why the Costa da Morte specifically?

The Costa da Morte offers unique advantages that distinguish it from other Galician and Spanish coastal destinations:

• Mild climate: Year-round mild temperatures, with warm but not stifling summers and moderate winters compared to the interior of the peninsula.
• Authenticity: Unlike mass tourism areas, the Costa da Morte preserves its genuine character, fishing traditions, and tranquil way of life.
• Connectivity: Santiago de Compostela airport is less than an hour away, with direct flights to major European cities.
• Infrastructure: Good road network, quality healthcare services, international schools, and all necessary amenities.
• Nature: The Atlantic Islands National Park, the Lighthouses of the Costa da Morte, and kilometers of coastal trails offer an incomparable natural environment.

Legal requirements for EU citizens

EU citizens enjoy a simplified process for buying property in Spain. They do not need a visa or special permit to acquire a second residence. The basic requirements are:

• NIE (Foreigner Identification Number): Necessary for any transaction. Obtained at the police station or Spanish consulate.
• Spanish bank account: For payments and managing property expenses.
• Property insurance: Mandatory with most mortgages and highly recommended in any case.
• Energy certificate: The seller must provide it, but as a buyer you should ensure it is available.

Additionally, EU citizens can reside in Spain for up to 90 days without any additional paperwork. For longer stays, they must register at the corresponding town hall's census.

Requirements for non-EU citizens

Citizens from countries outside the EU have a somewhat more complex but perfectly viable process:

• Tourist visa: Allows stays of up to 90 days within 180-day periods, sufficient for holiday use.
• Golden Visa: With a minimum investment of €500,000 in property, you obtain Spanish residency. On the Costa da Morte, this figure allows you to acquire exceptional properties.
• Non-lucrative residence visa: For those who wish to live in Spain without working, demonstrating sufficient income.
• Mandatory NIE: Just like EU citizens, it is essential for the purchase.

Tax implications of having a second residence

The tax aspect is one of the most important considerations when acquiring a second residence in Spain. You should consider:

Taxes when buying

For resale properties, you will pay the Transfer Tax (ITP), which in Galicia is 8% for properties under €150,000 and 10% for higher amounts. For new builds, you will pay reduced VAT of 10%.

Annual taxes

As the owner of a second residence, you will need to pay: IBI (Property Tax), which varies by municipality but is usually between 0.3% and 0.5% of the cadastral value; the rubbish collection fee; and if you are not a tax resident in Spain, the Non-Resident Income Tax (currently 19% for EU residents and 24% for others).

Taxes if you rent

If you decide to rent your property when not using it, rental income is taxed at 19% for EU residents and 24% for non-EU residents. However, you can deduct expenses such as mortgage, community fees, insurance, and maintenance.

Managing your property when you are away

One of the main concerns for second-home owners is managing the property during absences. On the Costa da Morte, several effective solutions exist:

Management companies: There are local companies specializing in property management for absent owners. They handle maintenance, cleaning, periodic inspections, and coordination of repairs. Costs typically range from €100 to €300 per month depending on included services.

Smart security systems: Current technology allows you to monitor your home remotely with cameras, humidity sensors, water leak detectors, and smart heating systems. An initial investment of €500-1,000 can save you many problems.

Neighbors and property administrators: In residential complexes and homeowner communities, the administrator can be a valuable ally for daily management.

Rental income potential

The Costa da Morte has experienced significant tourism growth in recent years, boosting the holiday rental market:

• Average gross yield: Between 5% and 8% annually for holiday rentals on the Costa da Morte.
• High season: June to September, with occupancy reaching 80-90%.
• Mid season: Spring and autumn, with 30-50% occupancy, especially among hikers and nature lovers.
• Low season: Winter, with lower occupancy but growing demand for wellness and gastronomy tourism.

Platforms like Airbnb and Booking.com work very well in the area, and many properties on the Costa da Morte receive excellent reviews thanks to the destination's authenticity.

Year-round use vs. holiday use

A second residence on the Costa da Morte can be enjoyed in many ways beyond summer:

Spring: Ideal for enjoying nature in full bloom, hiking trails, and local festivals. Temperatures are pleasant with fewer tourists.

Summer: Peak season, with the best conditions for beaches, food festivals, and outdoor living.

Autumn: A magical season with changing colors, mushroom season, fishing, and especially rich gastronomy. Fewer crowds and lower prices.

Winter: The charm of Atlantic landscapes in winter is incomparable. Spectacular stormy days followed by crystal-clear mornings. Perfect for total disconnection, reading by the fireplace, and thermal tourism.

Available maintenance services

Keeping a second residence in good condition is essential to protect your investment and enjoy it when you use it. On the Costa da Morte you can find:

• Cleaning and preparation services: Companies that prepare the house before your arrival and clean it after your departure, from €80 per service.
• Gardening and pool: Regular maintenance of outdoor spaces, especially important for properties with land.
• Repair and renovation: Trusted local professionals for any maintenance or improvement work.
• Surveillance and inspection: Periodic visits to check the property's condition, especially after storms.
• Utility management: Control of water, electricity, gas, and heating, as well as bill payment.

The purchase process step by step

Buying a second residence on the Costa da Morte is a straightforward process with the right advice:

1. Define your budget and needs: Determine how much you want to invest and what type of property you are looking for. A good local agency will help filter options.

2. Obtain the NIE: The first essential step. Your agency or lawyer can help with this process.

3. Visit properties: Organize visits to see available options. Cristina Casas Galiza offers personalized tours.

4. Reservation contract: Once you have chosen the property, a reservation contract is signed with a deposit (usually 10% of the price).

5. Due diligence: Verification of the property's legal status, encumbrances, licenses, and condition.

6. Signing before a notary: Signing of the deed of sale and payment of the remaining price.

7. Registration and final procedures: Registration at the Property Registry, change of names on utilities, and payment of taxes.

Why choose Cristina Casas Galiza?

Buying a second residence from afar may seem complicated, but with the right team it becomes a simple and rewarding experience. At Cristina Casas Galiza, we offer a comprehensive service including: personalized property selection, legal and tax support, paperwork management, coordination with notaries, and post-purchase services including maintenance and holiday rental management.

Are you ready to find your second residence on the Costa da Morte? Contact us and discover why so many international buyers trust our team to make their dream of having a home in Galicia come true. We offer personalized service in Spanish, English, German, and French, and we know every corner of the Costa da Morte.