New build Sant Joan d'Alacant currently lists at €444,000 in veritySpain's tracked inventory, with a single project scoring 7.5 out of 10 on the platform's independent assessment criteria. That score reflects solid construction quality and location merit, while the limited project count signals a supply-constrained market rather than a declining one. Sant Joan d'Alacant sits inland from Alicante city, roughly four kilometres from the coast, and holds a resident population of around 21,000. For international buyers, this municipality offers urban infrastructure without the resort premium of coastal front lines. The buying process follows standard Spanish new-build law, but the sequence of contracts, payments and taxes deserves careful attention before any reservation deposit changes hands.

Reservation and private purchase contract

The first formal step is a reservation contract, typically requiring a deposit of €3,000 to €10,000 to take a property off the market while due diligence proceeds. Within four to six weeks the developer presents a private purchase contract (contrato privado de compraventa), which sets out payment stages tied to construction milestones. Under Spanish consumer law, all stage payments made before completion must be covered by a bank guarantee or insurance policy. The developer is legally obliged to hold these funds in a separate account. Ley 57/1968, updated and superseded by Ley 20/2015, codified these protections for off-plan buyers. Read the contract clause by clause with an independent Spanish solicitor before signing. Do not rely on the developer's own legal team.

Taxes and purchase costs

New-build property in Spain attracts IVA (VAT) at 10 per cent of the purchase price, payable at completion. Stamp duty (Actos Jurídicos Documentados, AJD) adds a further 1.5 per cent in the Valencia Community, which covers Sant Joan d'Alacant. Budget a further 1 to 2 per cent for notary fees, land registry inscription and administrative costs. Legal fees for an independent solicitor typically run at 1 per cent of the purchase price. On a €444,000 property, total acquisition costs therefore land in the range of €60,000 to €65,000 on top of the headline price. Agencia Tributaria (Spanish Tax Authority) publishes the current IVA and AJD schedules; confirm rates with your solicitor at the time of purchase as regional bands can change.

Mortgage finance for non-residents

Non-resident buyers can access Spanish mortgage finance, though lending terms differ from resident products. Spanish banks typically offer non-residents a maximum loan-to-value of 70 per cent, compared with up to 80 per cent for residents. Fixed-rate mortgages have become standard across Spanish lenders since 2022, following the pattern documented by Banco de España in its annual household finance reporting. For a €444,000 purchase with a 30 per cent deposit and 70 per cent mortgage, the loan would be approximately €310,800. Mortgage approval timelines for non-residents commonly run six to ten weeks. Arrange a mortgage in principle before signing the private purchase contract, not after, since payment stage commitments cannot simply be unwound.

Completion, registration and practical handover

Completion takes place before a notary, at which point the buyer pays the outstanding balance, IVA and AJD. The notary then sends the title deed (escritura pública) to the land registry for inscription. Registration typically takes four to eight weeks. Only once the property is registered in the buyer's name is the transaction legally complete. At handover, conduct a formal snagging inspection (inspección de defectos) before accepting keys. Spanish law provides a one-year guarantee on finishing defects, three years on installation defects and ten years on structural defects under Ley de Ordenación de la Edificación (LOE 38/1999). Document every defect in writing and submit it to the developer within the warranty period. Foreign buyers should also obtain a Spanish NIE (Número de Identificación de Extranjero) well before completion, since it is required for all property transactions.

Key takeaways

• Sant Joan d'Alacant has limited new-build supply; one project tracked by veritySpain scores 7.5/10 at €444,000.
• Stage payments before completion must be bank-guaranteed under Spanish consumer protection law.
• Total acquisition costs add roughly 14 to 15 per cent above the headline price in the Valencia Community.
• Non-resident mortgages are available up to 70 per cent LTV; arrange approval before signing the purchase contract.
• Obtain a Spanish NIE early and appoint an independent solicitor before paying any deposit.