The heart of the project
Invest in Spain
living abroad
Everything on this website is written for people who do not live in Spain: how to buy without travelling, how to arrange finance as a non-resident, how to coordinate a renovation from a distance and how to rent out a property without having to come back for every problem.
The premise
Living abroad does not force you to invest worse
Distance is not a question of ability; it is a question of logistics. And logistics are solved with method, with a trusted network and with criteria decided before the moment of decision arrives.
What you can delegate
- The signing of the sale and the mortgage, with a properly drafted power of attorney.
- Dealings with the notary, the land registry, the administrative agency and public authorities.
- Setting up utilities and insurance and handling recurring tax obligations.
- Coordinating the renovation and checking the progress of the works.
- Selecting the tenant and the day-to-day management of the rental.
What you should never delegate
- The purchase criteria: what you are looking for, in which area and with which limits.
- The maximum price you are willing to pay and the conditions.
- The final decision to go ahead with a deal or to drop it.
- Checking the numbers before signing any commitment.
Step by step
The complete sequence
Before looking at anything
We define the objective, the budget and the area, and you prepare the financing. Without this settled, every property you see will be a missed opportunity.
Search, filtering and appraisal
Fixed criteria, quick discarding and a technical and financial appraisal the same day. It is the only way to compete with someone who can view the property that afternoon.
The viewing
We decide whether the trip is worth your while. If you travel, the schedule is organised so that you see what matters in two days. If you do not, it is resolved with a professional technical inspection.
Purchase: offer, deposit contract and notary
Negotiation, review of the documentation, power of attorney and signing. I explain every document to you before you sign it.
Non-resident mortgage
Comparison of lenders, preparation of the documentation, valuation and approval. It is the step with the most friction and the one that stalls most often without help.
Renovation and preparation
Technical appraisal, budget, comparison of quotes and monitoring of the works, verifying progress before each payment.
Rental and ongoing management
Selecting the tenant, the contract, rent default insurance, utilities and the process for dealing with issues without coming back to Spain.
Specific questions
The questions I am asked every week
Worded just as you write them to me, with a direct answer.
Can I buy in Spain without travelling?
Yes, with a power of attorney granted before a notary (in Germany, a notary can grant it with a Hague Apostille) that empowers your representative to sign the sale and the mortgage. Even so, for a first purchase I recommend a visit to the property and the neighbourhood.
What mortgage can I get as a non-resident?
The usual arrangement is financing of around 60-70 % of the appraised value, terms of up to 20-30 years and rates that combine fixed and variable portions. Banks ask for provable income, a relationship with the financial system and translated documentation where applicable.
How do I declare the rent while living in Germany?
In Spain you file non-resident income tax (IRNR) on the income obtained, with quarterly returns and an annual summary. In Germany you include that income in your tax return and apply the treaty to avoid double taxation, so that the amount taxed in Spain is credited there.
And what if I do not rent out the flat?
Even then you have obligations: there is imputed income, an annual charge on the rateable value (cadastral value) even if the property is empty, and in your own country there may be additional obligations to declare assets held abroad.
How much does it cost to hold a flat in Spain from abroad?
On top of IBI (local property tax), comunidad and insurance, allow for the cost of management (between 8 % and 12 % of the rent), income tax, void periods between tenants and a reserve for repairs. All of that is deducted from the gross yield.
Can I sell while living abroad?
Yes, with the same representation mechanism. Bear in mind the withholding the buyer applies to the price and the taxation of the capital gain in Spain.
Do you work across Europe?
I work with clients in any country, in Spanish and in German. My own experience as an expat is in Germany, so the particularities I know first-hand are those.
In which regions of Spain can you advise me?
I have my own portfolio in several regions and I work with clients in different areas. Whatever your target area, I apply the same method: criteria, numbers, technical appraisal and a remote process.
Continue reading
Related guides
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11 min
Buying a flat in Spain from Germany: the complete process
What you can do without travelling, what you need to sign and in what order.
Non-residents -
10 min
Declaring the rent from a property in Spain while living in Germany
What you pay in Spain, what you declare in Germany and how to avoid paying twice.
Taxation
Are you investing from outside Spain?
Tell me where you live and what you have in mind. I will tell you frankly whether I can help you and where I would start.