Buying foreclosed properties in Spain: guide for individual investors and English-speaking clients

Foreclosure Notice and Model Home on Gradated Background


Are you considering investing in a foreclosed property in Spain? Understanding the nuances of the Spanish property market can be challenging, especially for those unfamiliar with local real estate laws and practices. 

At CostaLuz Lawyers, we’re here to guide you through the intricacies of purchasing foreclosed properties in Spain, offering clear and straightforward advice. Here’s what you need to know:

1. Understanding Foreclosed Properties in Spain

 Foreclosured properties, often in less privileged areas or smaller cities and towns, present unique investment opportunities. These properties, repossessed by banks due to unpaid mortgages, often come at lower prices but may require renovations due to lack of maintenance.

 2. Advantages of Buying Foreclosed Properties

Purchasing a foreclosed property in Spain can be financially advantageous. Banks typically offer lower interest rates, additional bonuses, and sometimes more flexible mortgage terms for these properties.

 3. Potential Downsides

It’s crucial to be aware that debts from previous owners might still be linked to the property. Always verify that the foreclosure has been legally processed and registered.

Key Questions Answered:

Legal Status of the Property

When assessing a property’s legal status in Spain, obtaining an updated Nota simple note (nota simple actualizada) from the Land Registry is essential to check for debts or legal issues. Additionally, consulting a real estate lawyer is crucial for a comprehensive review, including urban planning matters not covered in the simple note. This ensures thorough due diligence and protection of your investment.

 Financing Options for Foreclosed Properties

In Spain, mortgages for auctioned or foreclosed properties are available, often covering 60-70% of the loan value. The mortgage application requires various documents including proof of income and property details, which may involve additional costs like valuation and legal fees. It’s advisable to hire a lawyer for the legal review of the mortgage contract and to understand the risks associated with buying auctioned properties​

Negotiating the Price

To effectively negotiate the price of foreclosed properties, conducting comprehensive research on the property’s condition and market value is essential. Leveraging information about the property’s history, outstanding debts, or legal issues can provide negotiation advantages. Engaging with a real estate expert or lawyer who specializes in foreclosures can also offer strategic insights and aid in achieving a favorable deal.

Dealing with Illegal Occupants

Understand the process and implications of handling squatters or illegal tenants.

Where to Find Foreclosed Properties

Typically, foreclosed properties are listed on bank-affiliated real estate portals. You can find these listings on various bank websites.

The Process of Buying Through Public Auction

Public auctions can be another avenue to acquire foreclosed properties, often at prices lower than the market value. This process involves registering on the BOE’s auction portal, depositing 5% of the property value, and completing payment within 20 days if successful. We can help you in this process.


Investing in foreclosed properties in Spain can be lucrative, but it requires careful consideration and understanding of the unique aspects involved. From the legal status of the property to financing options and potential risks, being informed is key to making a successful investment. 

At CostaLuz Lawyers, we’re committed to assisting you throughout the process, ensuring that your journey into the Spanish real estate market is smooth and rewarding. If you have any questions or need personalized guidance, please contact our expert team. Happy investing!

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