Building in Spain as an international resident
If you are coming from another country, the process of building or refurbishing in Spain has particularities that are worth understanding before signing anything. This guide covers the essentials.
1. NIE: the first formality
Any non-resident who purchases property or engages professional services in Spain needs a NIE (Foreigner Identification Number). It is applied for at the relevant police station or through the Spanish consulate in your country of residence. Without a NIE it is not possible to register the plot at the notary, sign contracts with the architect or arrange utility connections.
2. Checking the plot before you buy
Before signing the purchase it is crucial to verify: the urban classification of the plot (not all buildable land is suitable for housing), any easements, preliminary geotechnical reports and the specific municipal planning rules. Many serious setbacks originate in plots bought without due diligence. A local architect can carry out this review within two weeks for a fixed fee.
3. Building permits: realistic timescales
In the Marina Baixa, typical timescales for a major-works permit range from 4 to 10 months from submission of the project. Town halls such as Altea, l'Alfàs del Pi or Benidorm vary in speed. Planning a build on the assumption that the permit will come through in two months is a frequent source of frustration. The studio processes the permit in parallel with the technical project in order to minimise waiting time.
4. Architect vs. aparejador
In Spain, building projects legally require the signature of a registered architect (project and design supervision) and, in addition, of a technical architect or aparejador (supervision of the works as executed on site). These are complementary figures, not alternatives. The studio coordinates both on behalf of the client.
5. Contractor and procurement
We recommend keeping the architect and the main contractor clearly separate. Assigning both roles to the same company or group usually dilutes the independence of technical oversight. The studio maintains independence from any builder and can either recommend firms we have worked with before or put the works out to competitive tender.
6. Realistic timescales and costs
A 250 m² villa on your own plot, on the Costa Blanca, with premium finishes, typically requires: 3-4 months of design, 4-10 months for the permit, 14-20 months on site. Construction cost: between €2,200 and €3,500 per m² in 2026, excluding plot, taxes and furniture. Indicative figures, refined during the outline design stage.
7. Statutory warranties
The Spanish Building Regulation Act (LOE) establishes three mandatory warranties: ten years for structural defects, three years for construction elements and one year for finishes. The ten-year insurance is taken out before completion and protects the end buyer, even if the property is sold before ten years have passed.
8. Common mistakes to avoid
The most frequent mistakes made by international clients: (1) buying a plot without verifying buildability; (2) engaging a builder before the architect; (3) assuming permit timescales comparable to Northern Europe; (4) overlooking the connection of utilities (water, electricity, fibre), which can add months; (5) underestimating taxes and professional fees (VAT at 10%, ITP transfer tax, IAJD stamp duty, municipal fees and technical fees).
Do you have a specific project in mind?
The first consultation is complimentary and in your own language. We help you understand whether your project is viable before you commit capital.