New build daya nueva properties currently range from €317,000 to €400,000 across the three projects analysed by veritySpain, which scores the active development pipeline at 6.9 out of 10. That combination of pricing and quality benchmark gives international buyers a clear baseline before committing to a purchase. The buying process in Spain follows a prescribed legal sequence, and understanding each stage protects your deposit and keeps timelines manageable. Costs beyond the purchase price are real and regulated: budgeting roughly 13 per cent on top of the headline price is a reliable working figure for new-build transactions in the Valencian Community.

Reservation and NIE: the first two steps

Before any contract is signed, you need a Spanish tax identification number (NIE). The NIE is issued by a Spanish consulate in your home country or by a National Police station in Spain. Processing can take two to four weeks, so applying early avoids delays at the contract stage. A reservation agreement (contrato de reserva) is typically the first document you sign with the developer. This contract locks the unit at the agreed price and removes it from sale for a defined period, usually 30 days. Reservation fees vary by developer but are commonly between €3,000 and €6,000 for properties in this price bracket. The fee is deducted from the final purchase price but is usually non-refundable if you withdraw without legal cause.

Purchase contract and stage payments

10 per cent of the purchase price is the standard deposit paid on signing the private purchase contract (contrato privado de compraventa). Spanish law requires developers to guarantee this deposit via a bank guarantee or an insurance policy, which you should request in writing before transferring funds. Stage payments may apply for off-plan units, where the developer invoices a further tranche when construction reaches a defined milestone. Every stage payment must be covered by the guarantee. The notarial deed (escritura pública) is signed at completion before a public notary and transfers legal title. The notary verifies that the property is free of charges and that the developer holds the first occupancy licence (licencia de primera ocupación).

Taxes and purchase costs in the Valencian Community

New-build properties are subject to IVA at 10 per cent of the purchase price. That is the headline tax for new-build transactions throughout Spain. On top of IVA, the Actos Jurídicos Documentados (AJD) stamp duty applies; in the Valencian Community this is currently set at 1.5 per cent of the declared value. Notary fees and land-registry fees together typically add between 0.5 per cent and 1 per cent. A qualified Spanish property lawyer (abogado) will charge a fee, normally around 1 per cent, and independent legal representation is strongly advised for non-resident buyers. Agencia Tributaria publishes the current IVA and AJD rates, and rates can change with regional budgets, so verifying at the time of purchase is standard practice.

Mortgage financing for non-residents

Spanish banks lend to non-residents, though standard loan-to-value ratios are lower than for residents. 70 per cent of the appraised value is a common ceiling for non-resident mortgages on new-build properties; some lenders cap at 60 per cent. A mortgage application requires proof of income, tax returns from your country of residence, and a credit history statement. The bank commissions an independent tasación (appraisal) from a regulated valuation company; the appraisal value rather than the agreed sale price determines the loan amount. Banco de España maintains a public register of regulated mortgage lenders, which is a practical starting point for comparing products without relying on developer recommendations. Arranging a mortgage in principle before signing the private contract is advisable because it clarifies your financing ceiling before the deposit is at risk.

Key takeaways

• Budget approximately 13 per cent on top of the purchase price for IVA, AJD, notary, registry, and legal fees on a new-build in the Valencian Community.
• Obtain your NIE before searching for properties; delays in NIE processing are the most common cause of missed reservation windows.
• Every deposit or stage payment must be covered by a developer bank guarantee or insurance policy under Spanish law.
• Non-resident buyers typically access mortgages up to 70 per cent loan-to-value; arranging pre-approval before signing the private contract protects your deposit.
• The three new-build projects in Daya Nueva analysed by veritySpain score an average of 6.9/10 and are priced between €317,000 and €400,000.