New build Pilar de la Horadada properties start at €235,000 and rise to €1,895,000, across the 44 projects that veritySpain has analysed in this southern Costa Blanca municipality, where the average quality score is 7.4 out of 10. That breadth reflects a market that serves both first-time international buyers and those purchasing a higher-specification second home. The buying process for a new-build in Spain is sequential and largely document-driven, but the timelines and costs are predictable once you understand the stages. This guide sets out each step from reservation to title deed, covering typical fees and taxes applicable to a purchase in the Valencian Community, of which Alicante province forms part.

Step 1: Reservation and private purchase contract

Most new-build purchases in Pilar de la Horadada begin with a reservation fee, typically €3,000–€6,000, paid to take the unit off the market while due diligence proceeds. This amount is deducted from the final purchase price. It does not, on its own, constitute a binding sale. The next document is the private purchase contract (contrato privado de compraventa), which fixes the price, completion date, construction milestones, and penalty clauses if the developer misses the agreed handover. Spanish consumer-protection law requires the developer to hold stage payments in a bank guarantee or insurance policy (Ley 20/2015 de ordenación del seguro privado), so buyers should request proof of this before signing. Stage payments during construction typically total 30% of the agreed price, with the balance due on completion. Keep copies of every payment receipt.

Step 2: NIE, bank account, and legal representation

Non-resident buyers must obtain a Número de Identificación de Extranjero (NIE) before any Spanish property transaction can complete. The NIE is issued by the National Police and can be applied for at a Spanish consulate in the buyer's home country or in person at a police station in Spain. Processing times vary: consulate appointments in some countries run several weeks ahead. Open a Spanish bank account early, as the final payment at notary is made by banker's draft drawn on a Spanish account. Appointing a Spanish lawyer (abogado) independent of the developer is standard practice; legal fees typically run 1.0%–1.5% of purchase price for a new-build transaction. The lawyer conducts title searches, checks planning licences, and confirms the property will be correctly registered in the Land Registry (Registro de la Propiedad) in your name.

Step 3: Taxes and purchase costs

New-build property in Spain is subject to IVA (VAT) at 10%, applied to the purchase price, plus Impuesto sobre Actos Jurídicos Documentados (AJD, stamp duty), which in the Valencian Community is set at 1.5% of the declared purchase price. These two taxes replace the ITP transfer tax applicable to resale property. On top of tax, buyers budget for notary fees, Land Registry fees, and their lawyer's fees; combined these typically add around 2%–3% to the purchase price. A mortgage, if required, adds arrangement fees and a valuation (tasación). Because IVA and AJD rates are set by law and by the regional government respectively, buyers can model total acquisition cost with reasonable precision before exchanging contracts. Budget conservatively by working from the higher end of the typical cost range.

Step 4: Completion at notary and handover

Completion takes place before a Spanish notary (notario), who reads the escritura de compraventa (title deed) aloud before both parties sign. Buyers who cannot attend in person grant a power of attorney (poder notarial) to their lawyer in advance. At completion the developer hands over the Licencia de Primera Ocupación (first occupation licence), the certificate of habitability (cédula de habitabilidad), and the energy performance certificate (certificado energético). These documents are prerequisites for connecting utilities. The notary sends the deed for registration in the Registro de la Propiedad; full registration can take several weeks, but the purchase is legally valid from the moment of notarial signing. Transaction volumes in Alicante province reflect sustained international demand, as periodically reported in the statistics published by the Colegio de Registradores de España. After registration, keep the registered deed and all tax-payment receipts permanently.

Key takeaways

• New-build Pilar de la Horadada prices range from €235,000 to €1,895,000, giving buyers a wide choice of budget and specification.
• Reserve early but pay the main contract stage only after a lawyer has verified the developer's bank guarantee protecting your deposits.
• Obtain your NIE and open a Spanish bank account before you need them; both processes take time and block completion if left late.
• Budget for IVA at 10% plus AJD at 1.5% in the Valencian Community, plus notary, registry, and legal fees totalling roughly 2%–3%.
• Insist on receiving the Licencia de Primera Ocupación, habitability certificate, and energy certificate at the handover keys appointment.