A good property does not wait
Anything worth having sells within days. If you have to book a flight to see it, you are too late. The answer is to have your criteria decided in advance and someone to assess it there and then.
The differentiator
Buy, finance and rent out in Spain without being there
Living abroad should not force you to invest worse. This is the service that gives the project its name: the whole process — search, mortgage, tax, renovation and rental — designed for someone who cannot turn up at a notary's office on a Tuesday morning.
The real problem
It is not the paperwork. It is the logistics
Buying from a distance is perfectly possible. What goes wrong is almost always the same thing: not being present at the right moment.
Banks that do not know you
A non-resident mortgage has different terms: less financing, more requirements and more paperwork. Without preparation beforehand it becomes a bottleneck.
Taxes in two countries
You file in Spain on the income from the property and in your country of residence on your worldwide income. Poorly coordinated, you pay twice for the same thing.
A project you cannot oversee
Commissioning a renovation from a distance with no oversight is the fastest route to a 40% cost overrun. It has to be verified, measured and technically signed off.
A tenant 2,000 km away
A breakdown on a Sunday, unpaid rent, a contract renewal. All of that needs a process that works without you being there.
People you can trust
Notary, gestoría (administrative agency), lawyer, architect, trades, property manager. Without a trusted network, distance is multiplied tenfold.
Step by step
The whole process, from abroad
This is how a purchase is organised from start to finish without you having to travel more than is strictly necessary.
Preparation in advance
We define the objective, the realistic budget, the area and the type of property. In parallel we prepare the financing: which bank, how much it will lend to a non-resident and what documents you will be asked for. Reaching the point of making an offer without this settled is the most common way to lose a good property.
Filtered search and valuation
We filter the market against criteria fixed in advance and discard without mercy whatever does not fit. When something serious appears, we carry out the technical and financial valuation the same day: from a distance you are competing against someone who can go that afternoon.
The viewing: what to look at and who does it
This is where everything is decided. We assess whether the trip is worth it or whether a professional technical inspection will do. If you do travel, I organise the schedule so that you see what matters in two days.
Offer, arras and contract
Negotiation, terms, deadlines and clauses. We review charges, permits, the catastro (cadastre) and the comunidad de propietarios (owners' association) before any money is committed, and I explain what each document signs and why.
Mortgage and notary
We coordinate the valuation, the approval and the signing. This is where the power of attorney comes in: which powers it must include so that you can delegate without losing control, and what is better signed in person.
Purchase taxes
ITP (property transfer tax) or VAT as applicable, plus AJD (stamp duty), notary, land registry and gestoría fees. We give you the figures before you buy so that the final settlement does not come as a surprise.
Renovation and preparation
Technical valuation, quote, comparison of bids and monitoring of the works with verification of progress before each payment. This is the item where most money is lost when nobody is watching.
Rental and ongoing management
Tenant selection, contract, rent default insurance, setting up utilities and the remote management process, including the periodic income tax return.
Tax
What you pay in Spain and what you declare in your own country
This is the point that raises most doubts and where improvising costs most. Your Spanish rental income is taxed in Spain, and your country of residence takes it into account when calculating your worldwide income.
When buying
ITP (property transfer tax) on an existing home, or VAT plus AJD (stamp duty) on a new build, as well as notary, land registry and gestoría fees.
Every year
IBI (local property tax) and, where applicable, the wealth tax return or your country's tax on foreign assets.
When renting out
IRNR (non-resident income tax) in Spain on the income obtained, with withholdings and periodic filings.
If you do not rent it out
Imputed income: an annual charge applies even if the property is empty.
When selling
Capital gain in Spain and, as a rule, a withholding by the buyer on the price.
In your own country
Including the income in your local tax return, applying the double taxation treaty.
To avoid double taxation there is a treaty between Spain and Germany, and equivalent ones with most European countries.
In practice it allows what you have paid in Spain to be credited in Germany, but how it applies depends on your particular situation. I explain the framework, help you quantify your own case and prepare the exact questions for your tax adviser.
Frequent questions
Questions from non-residents
Do I need to travel to Spain to buy?
In most cases it is not essential: with a well-drafted power of attorney you can delegate the signing. That said, for a first purchase I recommend at least one visit to the property and its surroundings, because there are things no video call can replace.
Can I get a mortgage while living abroad?
Yes, although the terms are not those of a resident: the usual arrangement is to finance around 60–70% of the appraised value, with requirements for provable income and linked products that are worth comparing.
How do I declare the rent while living in Germany?
In Spain you pay IRNR (non-resident income tax) on the income obtained, and in Germany you include that income applying the double taxation treaty. I explain this in practical detail in the blog's tax guide.
What if I have a problem with the tenant?
This is the part that those managing from abroad handle worst. That is why the process is set up with preventive criteria: documented selection, rent default insurance and clear limits of authority for whoever represents you.
Is it worth buying in Spain while living abroad?
It depends on your time horizon, your tax position and your ability to manage it without stress. On the first call I help you assess it honestly, even if the conclusion is that it is not right for you.
Keep exploring
Other ways of working together
It is not a price ladder: it is a question of where you stand. If you are unsure, write to me and I will tell you which one fits.
01
Your first investment in Spain, with the full process and clear numbers before you sign.
03
You already hold assets and want them to perform better. Audit and decision plan.
04
Knowing whether a refurbishment adds value or eats into the margin, before signing the purchase.
05
Month-by-month support to build a portfolio over the medium term without deciding on your own.
06
You only need to settle one specific question —an offer, a contract, a quote— and then carry on on your own.
Tell me about your case and I will tell you whether I can help
A 30-minute call, free and with no obligation. If your situation does not fit what I do, I will say so just as clearly and point you towards what does.