Is There a Buyer's Agent in Spain? How to Buy Property as a Foreigner Without Facing the Seller Alone

How buying in Spain differs from the US, Canada and the UK

At home, you probably expect:

• one agent who represents you, the buyer;
• access to almost every property on the market through a shared listing system;
• viewings of several homes from different agencies in one or two days.

In Spain, it usually works differently:

• each agency shows its own listings⁠, and there is no single shared database used by all agents;
• the agent you contact about a listing represents the seller⁠: their job is to sell that property at the best price for the owner and to earn the highest commission;
• to see ten properties, you may need to talk to six or seven different agencies, each with its own process and schedule — and most of their agents speak only Spanish.

In the Valencia area, buyers are also often asked to pay an agency fee themselves — on top of the seller paying theirs. So many buyers end up paying a percentage to an agent who, in the end, still represents the other side.

Is there a buyer's agent in Spain?

Yes. A buyer's agent (sometimes called a property finder or personal shopper inmobiliario⁠) works only for you. In Spain this role is still uncommon, and only a small number of professionals offer it.

A buyer's agent:

• searches the whole market⁠: agencies, private sellers, new developments;
• filters out properties that don't match your brief, before you travel;
• organises viewings so you can see a real shortlist in a few days;
• gives you an honest opinion on each property — including "don't buy this one";
• negotiates the price on your behalf;
• coordinates the legal checks and the steps to completion.

The one question that tells you whether someone is really on your side: who pays them? If the fee comes from the seller, their income depends on the seller's sale. A buyer's agent paid only by the buyer has no reason to push you towards any particular property.

Who works for whom: agent, notary, lawyer

The most expensive misunderstanding we see: "The notary will protect me." A Spanish notary makes sure the deed is legally correct and signed by the right people. Checking whether the flat has debts, illegal extensions or a problem in the building is not their job.

Do I need a lawyer to buy a house in Spain?

Legally, a lawyer is not required. In practice, buying without one means nobody independent checks the property before you commit money.

A proper legal check usually covers⁠:

• the nota simple from the Land Registry: who owns the property and whether there are mortgages, liens or other charges;
• whether the property as built matches what is registered — extensions, terraces closed in, rooms added without permits;
• outstanding community fees and property tax (IBI)⁠;
• the licences the property needs, such as the habitability certificate where applicable;
• the draft contracts before you sign anything.

The arras contract: where most deposits are lost

After you agree on a price, the next step is usually a private contract with a deposit, called a contrato de arras⁠. Typically the deposit is around 10% of the price.

There are three types of arras in Spanish law, with very different consequences. The most common type in property sales means:

• if you withdraw, you lose the deposit;
• if the seller withdraws, they must return double the deposit.

Many buyers from North America expect that a deposit is returned if the deal doesn't go through. Under the most common Spanish arras, it is not.

Before signing arras, make sure:

• the legal checks on the property are already done, or the contract says what happens if they reveal a problem;
• the type of arras is clearly stated;
• the completion date, the price and what's included (furniture, parking, storage) are written down;
• if you need a mortgage, the contract addresses what happens if it isn't approved.

Already looking at properties in Valencia? Before you sign anything, tell us what you're considering on WhatsApp or book a free consultation⁠. We'll explain what to check in your case.

The hidden costs: what you pay on top of the price

The asking price is not your budget. On top of it, expect:

• transfer tax (ITP) on resale homes, set by the Valencia region — or VAT plus stamp duty (AJD) on new builds;
• notary fees for the deed;
• Land Registry fees⁠;
• a gestor to file taxes and register the deed, if you use one;
• legal fees⁠;
• mortgage costs⁠, if you finance;
• a NIE and a Spanish bank account, which you will need before completion.

As a rough guide, total purchase costs come to 13–15% of the price. For a resale home in Valencia, the main items are:

• transfer tax (ITP): 10%;
• the agency's fee, when the buyer is asked to pay one: about 3%;
• notary fees: about 0.7%;
• a buyer's agent, if you use one: 1% with us, plus a success fee.

On a €300,000 flat, that is €39,000–45,000 you need on top.

The asking price is not the price

A listing price in Spain is a starting point for negotiation. Foreign buyers who don't know the real sale prices in a neighbourhood often pay more than necessary simply because nobody told them where the market actually is.

A buyer's agent knows the area, compares what similar properties actually sold for, and negotiates in Spanish. That alone can make a difference that is larger than the fee.

Where it usually goes wrong

From our practice, these are the points where purchases most often go wrong for foreign buyers:

Common myths

How we work as your buyer's agent

Valencia My Home is a boutique relocation consultancy in Valencia. In property purchases, we work only for the buyer and we do not take commission from sellers⁠. Our fee comes from you, so our only interest is that you buy the right property, at the right price, without surprises.

What that looks like:

We currently support property purchases in Valencia and the surrounding area.

How payment works: transparent for both sides

We work under a written service agreement governed by Spanish law⁠, and every payment comes with a VAT invoice⁠.

Payment is split into stages. You make a small advance when we start working together, and the main part of the fee is paid once the result is achieved. This way, you pay for work that has actually been done, and we start working with a client who is committed. Both sides know exactly where they stand at every step.

What you can do yourself

Some buyers manage without a buyer's agent. If you speak Spanish, know the area well, have time to visit agencies one by one, and hire an independent lawyer for the legal checks, you can buy successfully on your own.

Working with us makes sense when:

• you are buying from abroad and can only spend a few days in Valencia;
• you don't speak Spanish;
• you want one person on your side across the whole market;
• you want the legal checks and the purchase handled together, not by people who don't talk to each other;
• you are also planning your move: visa, residence, housing and taxes.

FAQ