Buying a House in Nerja: Complete Step-by-Step Guide

Why understanding the process matters before you start

Buying property in Nerja is an important decision, and knowing each step of the journey helps you move forward with confidence. The Spanish process has its particularities, but it's perfectly manageable when you know what to expect and who accompanies you at each stage.

This guide walks you through the complete journey, from when you start viewing properties to when you receive the keys to your new home on the Costa del Sol.

Step 1: Preparation and initial viewings

Before you start viewing properties, there are a few things worth getting clear.

Obtain your NIE (Número de Identificación de Extranjero). You'll need this for any property transaction in Spain. You can apply at the Spanish consulate in your country or directly in Spain. The process usually takes a few weeks, so it's best to start early.

Define your real budget, including not just the purchase price but also associated costs: taxes, notary fees, land registry, gestoría fees and legal costs. As a general guide, these expenses typically represent a significant additional amount on top of the sale price, though the exact figure depends on each case.

Decide whether you'll need a mortgage. Spanish banks can finance purchases by foreigners, though requirements and conditions vary. It's worth exploring this option early if you'll need it.

Once prepared, it's time to view properties. At Best Property we work with you to understand what you're really looking for and organise viewings that make the most of your time, especially if you're only coming from abroad for a few days.

Step 2: Finding the property and making an offer

When you find a property you're seriously interested in, the next step is making a formal offer.

At this point, professional advice is essential. A good estate agent not only helps you assess whether the price is reasonable according to Nerja's current market, but also acts as a bridge with the seller.

Offers in Spain aren't usually binding until a contract is signed, but they do demonstrate your serious interest. If the seller accepts your offer, you move to the next phase.

Step 3: Reservation and due diligence

Once the price is agreed, it's common to sign a reservation agreement and pay a small amount that takes the property off the market for a short period, normally between one and three weeks.

This time is crucial. It's when your lawyer carries out the necessary legal checks:

• Verifies that the seller is the legitimate owner
• Checks there are no charges, outstanding mortgages or debts on the property
• Reviews that the property has its urban planning documentation in order
• Confirms there are no outstanding community fees or municipal taxes
• Examines the habitability certificate and energy certificate

Hiring an independent lawyer specialising in property law is essential. They shouldn't be the same one representing the seller. Your lawyer protects your interests and ensures everything is in order before you commit larger amounts.

Step 4: Private purchase contract (arras)

If the checks are satisfactory, you sign the arras contract or private purchase contract.

This document is legally binding. It establishes the purchase conditions, the final price, the approximate date for signing before the notary, and penalties if either party withdraws.

At this point you pay a deposit, usually an amount representing a portion of the total price. This amount will be deducted from the final price in the public deed.

The arras contract is normally prepared by your lawyer and should include all agreed conditions. Both parties sign it, and from that moment you're legally committed to completing the sale.

Step 5: Preparation for notary signing

Between signing the arras and the public deed, four to eight weeks usually pass, though the timeframe can vary according to what's agreed.

During this time:

• Your lawyer prepares all necessary documentation
• If you need a mortgage, the bank carries out the valuation and prepares documentation
• You arrange the transfer of the remaining money (many international buyers use services specialising in international transfers to get better exchange rates)
• A date and notary are agreed for the signing

The notary is an impartial public official who certifies that the transaction meets all legal requirements. You can choose any notary in the area, though it's common for it to be in Nerja or nearby if the property is here.

Step 6: Signing the deeds and receiving keys

The day of signing before the notary is when the property officially changes hands.

Who will be present: you (or your representative with power of attorney), the seller, your respective lawyers, and the notary. If there's a mortgage, also a bank representative.

What happens: the notary reads the public deed of sale, which records all the property details and the transaction. Both parties sign. You hand over the remaining payment (normally by bank transfer or banker's draft). The seller gives you the keys.

The whole process at the notary usually takes between thirty minutes and an hour. Although the deed is read in Spanish, your lawyer can translate the main points for you, or you can request an official interpreter.

You receive an authorised copy of the deed that same day. This is the legal proof that you're the new owner.

Step 7: After the signing

Your work doesn't completely finish when you leave the notary's office.

Land Registry: your lawyer or gestor handles registering the deed at the Property Registry in Torrox (which covers Nerja). This usually takes a few weeks or months, but doesn't affect your ownership: you're already the owner from the notary signing.

Taxes and utilities: you need to settle the transfer tax (if it's a resale property) or VAT (if it's new build) in the days following the signing. It's also worth changing the electricity, water and internet contracts into your name.

Community of owners: if your property is in a community, inform the administrator of the change of ownership.

Your gestor or lawyer can handle all these procedures, which is especially useful if you live outside Spain.

Realistic timescales from start to finish

From making an offer to signing at the notary, the complete process usually takes between two and four months, though it can be faster or slower depending on circumstances:

• If you're paying cash (without a mortgage), it can be quicker
• If there's any legal issue to resolve, it can take longer
• The availability of all parties also influences timing

The important thing is not to be in excessive hurry. Each step exists for a reason, and skipping checks to go faster can create bigger problems later.

Professionals who accompany you

Buying property in Nerja isn't something you do alone. A team of professionals works to ensure everything goes well:

• Estate agent: helps you find the right property, negotiates on your behalf and coordinates the process
• Lawyer: protects your legal interests and carries out all necessary checks
• Gestor: handles administrative procedures, NIE, taxes and registrations
• Notary: provides public certification of the sale
• Land registrar: registers your property in the official Registry

At Best Property we work with a network of trusted professionals who know the Nerja and Axarquía market perfectly, and who understand the specific needs of international buyers.

Take the first step with confidence

Buying a house in Nerja is a structured and secure process when you have the right advice. Knowing each step allows you to move forward calmly and make informed decisions.

If you're thinking about buying property in Nerja, Frigiliana or the Axarquía, we'd be delighted to accompany you from the very beginning. Take a look at our available properties or contact us to talk about what you're looking for. Fernando and the Best Property team are here to help you.