Costa Blanca North

What Buyers Sometimes Discover Later When Buying Property in Spain

Many buyers initially focus on the property itself: the location, the views, the light and the feeling the house gives.

That is also exactly what makes a property attractive.

When I speak here with people who have been living in the region for a longer time or who once bought a property here, I sometimes hear stories about things they only discovered later. Not because someone was careless, but because real estate and administration in Spain are organised differently in a number of ways compared to many other countries.

What I often see in practice

Things buyers often discover later

Many buyers arrive here with a clear picture in their minds.

A property close to the sea, a beautiful view, a place where they can enjoy the Spanish lifestyle. And that is completely understandable.

During viewings, the focus is often mainly on the feeling of the house. Does the view feel right? How does the light enter the property? Does it feel like a place where you could live?

But besides the property itself, there is also another side that is less visible: the documents, the registrations and the regulations linked to a property.

When I speak with people who have been living in the region for some time, I sometimes hear stories about things they only discovered later. Matters that were barely mentioned — or not mentioned at all — during the purchase process.

And that is exactly why, when looking at a property, I do not only look at the house itself, but also at what stands behind it administratively. Because many questions are better clarified beforehand than discovered afterwards.

Not everything that is visible is always officially registered.

Registro de la Propiedad

The Registro de la Propiedad is the official property registry.

It legally records who owns a property and whether there are any rights or charges attached to it.

When a property is sold, this is the register that legally determines who the owner is.

Catastro

In addition to the property registry, there is also the Catastro, the cadastral system mainly used for administrative and fiscal information.

Among other things, it records surfaces, plots and buildings.

In theory, this information should correspond with the property registry, but in practice I sometimes see small differences arise due to renovations or changes that were made in the past.

The technical connections of a property can also sometimes be important.

Not every property on the Costa Blanca is connected to a traditional sewer system like many people know from larger cities.

In certain areas, homes operate with an individual installation or a septic tank. This is not unusual and occurs in several municipalities in the region.

For many buyers, this is not something they immediately think about during a first viewing. Only later does it sometimes become clear how a property is technically connected.

What I see in practice is that municipalities do not always deal with this in the same way. In some cases installations are adapted or renewed, while in other situations a certificate is issued confirming that the existing installation is accepted.

That is why I believe it is important for buyers to understand in advance how a property is technically connected, so that no questions or surprises arise later on.

Sometimes these are details that buyers only start asking about later. That is why I always try to look into these practical aspects in advance.

Modifications to a property

Modifications that are not always registered

Many properties in this region were built in the 1970s, 80s or 90s. Over the years, owners have often adapted or extended their homes.

For example, by adding a swimming pool, a veranda, a terrace or an extra room in the house.

In itself, that is completely normal. However, it also happens that such modifications were never fully updated in all administrative records.

As a result, what appears in the documents does not always completely match what has actually been built.

That does not automatically mean there is a problem. But it is something that is best checked in advance when buying a property.

Local taxes and costs

Costs associated with a property in Spain

IBI

Every property in Spain is subject to an annual municipal tax: the IBI.

The amount depends on the cadastral value of the property and the plot.

It is not an unexpected cost, but it is something buyers usually like to clearly understand in advance.

Basura

In many municipalities there is also a contribution for the collection and processing of household waste.

This municipal fee is usually referred to as basura.

The amount varies from one municipality to another, but it simply forms part of the annual costs of owning a property.

Plusvalía

When a property is sold in the future, a municipal tax may arise called plusvalía municipal.

This tax is related to the increase in the value of the land over the years.

It is therefore not an annual cost, but a tax that may play a role when the property is sold later.

Urban planning situation

Urban planning certificates and checks

Many buyers assume that everything related to a property is fully in order once a house has been built. In practice, the situation can sometimes be a bit different.

When a property is sold, it may happen that the urban planning status of the building is also reviewed. In some municipalities, for example, a document is requested confirming that, according to their records, there are no known urban planning infringements.

What I often see here in the region is that many properties were built or modified during a period when regulations were different from what they are today. Think, for example, of an extension, a terrace or a swimming pool that was added many years ago.

That does not automatically mean there is a problem. But it is one of the reasons why I believe it is important not only to look at the property itself, but also at the administrative situation behind it.

By checking this carefully in advance, many questions can simply be avoided later on.

A property is more than just the house

When people visit a property, all attention naturally goes to the views, the location and the atmosphere of the house. That is also exactly what makes a property attractive.

But a property always consists of two parts: what you see during a viewing and everything that exists administratively and technically behind the house.

Some aspects only become clear once you start looking at documents, connections or local regulations. That is why it is important, when buying a property, not only to look at the house itself but also at everything that is organised around the property.

Anyone who would like to understand how a purchase in Spain works step by step can also take a look at my page about the buying process on the Costa Blanca.