New build heredades properties currently range from €360,000 to €439,000, and the two projects analysed by veritySpain carry an average editorial score of 7.0 out of 10. That score reflects genuine substance: reasonable build quality, accessible location within Alicante province, and transparent pricing relative to the Costa Blanca norm. International buyers approaching this small municipality should expect a standard Spanish conveyancing process with no material local deviations, though Heredades sits in a market with limited transaction depth. Planning accordingly matters more here than in larger urban centres.

Reservation and private purchase contract

3,000 to 6,000 euros is the typical reservation fee for a new-build property in Alicante province, paid to take the unit off the market while legal checks proceed. That amount is almost always deductible from the final purchase price. Within days of paying the reservation, your lawyer should commission a nota simple from the Registro de la Propiedad: a short extract confirming the developer holds clean title and that no undischarged charges sit on the plot. Fast legal action here prevents later complications. The private purchase contract (contrato privado de compraventa) follows once the nota simple returns clean. This contract binds both parties, sets the staged payment schedule, and typically requires 10 percent of the agreed price as a deposit. Under Spanish law, if the buyer withdraws without cause, the deposit is forfeited; if the developer defaults, the buyer is entitled to double the deposit back. Stage payments during construction, if applicable, must by law be covered by a bank guarantee or insurance policy, protecting your funds if the developer becomes insolvent before completion, as required under Ley 57/1968 and its successor provisions codified in Spanish consumer law.

Due diligence and legal costs

Spanish property law requires a licensed abogado (lawyer) to carry out due diligence; using a gestor alone is insufficient for an international buyer. Your lawyer will verify planning permission (licencia de obras), confirm the developer's NIE and company registry status, check that comunidad de propietarios rules are registered, and review the escritura de compraventa draft before signing day. Legal fees in Alicante province typically run between 1 and 1.5 percent of the purchase price, though flat-rate structures exist. Independent legal advice is non-negotiable. NIE numbers for all buyers must be obtained before signing the escritura; this requires an in-person appointment at the Foreigners Office (Oficina de Extranjeros) in Alicante or at a Spanish consulate abroad, and processing can take several weeks. Do not underestimate the timeline. Power of attorney (poder notarial) can be granted to your lawyer so they can act on your behalf at the notary if you cannot attend completion in person, which is a practical option used widely by non-resident buyers across Alicante province according to Registradores de España data on foreign buyer activity.

Taxes and purchase costs

10 percent IVA (VAT) applies to all new-build residential properties in Spain, alongside a separate Impuesto de Actos Jurídicos Documentados (AJD, stamp duty) levied by the Valencian Community, currently at 1.5 percent of the purchase price. That combined headline tax burden of approximately 11.5 percent is standard across the region and consistent with the rest of the Costa Blanca. Notary fees and land registry inscription fees add a further 0.5 to 1 percent. Total acquisition costs for a new-build buyer in this price range should therefore be budgeted at 12 to 13 percent above the headline price. No municipal plusvalia tax falls on the buyer of a new-build plot; the developer is responsible for that liability at point of sale. Bank mortgage costs, if financing is involved, include a property valuation (tasación) and possibly a mortgage arrangement fee, though Spanish law since 2019 places most mortgage formalisation costs on the lender rather than the borrower.

Completion and post-purchase obligations

Completion (firma de escritura pública) takes place at a notary office, typically in Alicante city. The notary reads the full escritura aloud, both parties sign, and the buyer pays the outstanding balance by banker's draft or wire transfer. Keys are handed over the same day. Within 30 working days, the escritura must be presented to the Agencia Tributaria to pay IVA and AJD, and the title must then be inscribed at the Registro de la Propiedad. Failure to inscribe promptly does not invalidate ownership but leaves the buyer unprotected against third-party claims. After inscription, utility contracts (electricity, water) must be transferred into the new owner's name, which requires the certificate of first occupation (licencia de primera ocupación) issued by the Heredades municipal office, confirming the building meets planning compliance. Non-resident buyers must also register with the Spanish tax authority and file an annual Modelo 210 non-resident income tax return on imputed rental income, even if the property is not let. A Spanish fiscal representative is advisable for non-EU buyers to manage this obligation efficiently.

Key takeaways

• New build heredades listings range from €360,000 to €439,000, with a veritySpain average score of 7.0/10.
• Budget 12 to 13 percent above the purchase price for IVA, AJD, legal fees, and registration costs.
• Stage payments during construction must by law be covered by a bank guarantee protecting buyer funds.
• Obtain your NIE well in advance; appointment delays at the Alicante Foreigners Office can run several weeks.
• File a Modelo 210 non-resident income tax return annually, even if the property remains unlet.