New build hondón de las nieves projects currently range from €175,000 to €357,000, and veritySpain has reviewed five active schemes in the municipality, scoring them an average of 7.2 out of 10. That combination of price point and analytical score makes the buying process worth understanding in precise detail. International buyers face a structured legal framework in Spain. Knowing exactly what happens between reservation and key handover saves both time and money. This guide walks through each stage in order, with costs and timelines specific to the Alicante province.

Reservation and NIE: the first two steps

A reservation contract, known as a contrato de reserva, typically requires a deposit of between €3,000 and €6,000, though the exact amount is set by the developer. That payment secures the unit for a defined period, usually between 14 and 30 days. Before you can sign anything legally binding in Spain, you need a Número de Identificación de Extranjero, or NIE. Without it, you cannot open a Spanish bank account, pay taxes, or register property. The NIE application can be submitted at a Spanish consulate in your home country or at a provincial foreigners' office (Oficina de Extranjería) in Alicante. Allow two to four weeks for processing if applying abroad. Start the NIE process the moment you decide to proceed.

The private purchase contract and escrow

Once the reservation period ends, buyers and developers sign a contrato de arras or a private purchase contract. This document locks in the agreed price, the payment schedule, and the anticipated completion date. A second tranche of the purchase price, often 10 to 20 percent of the total, is paid at this stage and held in an escrow account. Spanish law (Ley 57/1968 and its successor, Ley 20/2015) requires developers selling off-plan property to guarantee all stage payments through a bank guarantee or insurance policy. Request documentary proof of that guarantee before transferring any funds beyond the reservation deposit. If the developer defaults, the guarantee covers your staged payments in full. Keep copies of every transfer receipt.

Taxes and notary costs

New build purchases in Spain attract IVA (value added tax) at 10 percent of the purchase price, plus Actos Jurídicos Documentados (AJD), the stamp duty on documented legal acts, which in the Valencian Community currently stands at 1.5 percent. Together, buyers should budget roughly 11.5 percent of the purchase price in taxes alone. Consell de la Generalitat Valenciana publishes current AJD rates on its official tax portal. Notary fees are set by a national fee schedule and are generally modest relative to the purchase price, typically between €600 and €1,200 for a transaction in this price range. Lawyer fees for an independent conveyancing solicitor usually run to around one percent of the purchase price. Budget for all three cost lines before calculating affordability.

Completion, registration, and utilities

Completion takes place before a notary, who reads the deed of sale aloud, confirms all parties' identification and NIE numbers, and witnesses the final transfer of funds. The buyer receives the escritura pública, the official title deed, on the same day. The deed must then be submitted to the Registro de la Propiedad for registration. Colegio de Registradores de España maintains a public registry where ownership can be verified before and after completion. Registration typically takes between two and eight weeks. Meanwhile, utility connections for water, electricity, and gas need to be transferred into the new owner's name. For new build properties, the developer usually arranges the first connection licences (cédula de habitabilidad and licencia de primera ocupación), but the buyer should confirm this contractually before signing.

Key takeaways

• veritySpain rates five Hondón de las Nieves schemes at an average of 7.2/10, with prices from €175,000 to €357,000.
• Obtain your NIE before signing any binding contract; processing abroad can take two to four weeks.
• Stage payments on off-plan builds must be covered by a bank guarantee under Spanish law; always request proof.
• New build buyers in the Valencian Community pay 10% IVA plus 1.5% AJD; budget at least 11.5% on top of the purchase price.
• The escritura is signed at a notary on completion day; register it with the Registro de la Propiedad immediately to protect ownership.