Frequently Asked
Questions

Yes, there are no restrictions on foreign nationals purchasing property in Ibiza or anywhere in Spain. EU and non-EU citizens alike can buy freely. The process is well-established and thousands of international buyers complete purchases every year. What you do need is a Spanish NIE number (tax identification number), a Spanish bank account, and the right local professionals, an independent lawyer and a trusted agent. With those in place, the process is straightforward.

The process has four main stages. First, you make an offer through your agent, nothing is legally binding at this point. Once the offer is accepted, your lawyer carries out due diligence: checking ownership, permits, debts and legal status. When the due diligence is clear, both parties sign a private purchase contract (Contrato de Arras) and the buyer pays a 10% deposit. Finally, on the agreed completion date, both parties sign the official deed of sale (escritura pública) at a notary and the keys are handed over. The full process typically takes 6–10 weeks without a mortgage, or 10–14 weeks with one.

Budget 9–14% on top of the purchase price for additional costs. For a resale property, this includes Transfer Tax (ITP) of 8–13% (progressive per bracket on the Balearic Islands), notary fees, land registry fees and legal fees. For new build from a developer, VAT (IVA) at 10% replaces ITP, plus Stamp Duty (AJD) at 1.2–2%. On a property of €1,000,000, the additional costs typically amount to €100,000–€140,000. Our full cost guide explains every line item in detail.

The Contrato de Arras is the private purchase contract signed after the offer is accepted and due diligence is complete. At this point the buyer pays a 10% deposit. This is legally binding under Spanish law: if the buyer withdraws for any reason, the deposit is forfeited. If the seller withdraws, they must return double the deposit. This is why the due diligence phase before signing is so important, it is your window to identify any problems and walk away without penalty.

No. Many international buyers manage much of the process remotely. You can grant a power of attorney (poder notarial) to your lawyer or another trusted person to sign on your behalf at the notary. We regularly work with buyers from the Netherlands, Belgium, the UK and Germany who travel to Ibiza for viewings and they can choose for the final signing to handle remotely.

The main difference is the tax structure. Resale properties are subject to Transfer Tax (ITP) of 8–13% progressively. New builds from a developer are subject to VAT (IVA) at 10% plus Stamp Duty (AJD) at 1.2–2%. New builds may also involve off-plan purchases with staged payments and longer timelines. Always verify the developer’s track record and the completion guarantee before committing to an off-plan purchase.

There is no single best area — it depends entirely on your lifestyle, priorities and budget. Santa Eulària and Santa Gertrudis are ideal for families and year-round living. Jesús and Talamanca offer urban proximity with a residential feel. Sant Josep and Es Cubells attract buyers seeking luxury, privacy and the island’s finest sunsets. The north, San Carlos and San Juan, suits those looking for authenticity and rural character. We always recommend spending time in different areas before committing. Our neighbourhood guide covers prices and character for every zone.

Buying property in Ibiza is safe when done correctly but there are specific risks that catch buyers off guard. The most common: properties with illegal extensions or structures built without permits, which transfer to the new owner at completion. Outstanding debts on the property,  including unpaid IBI, community fees or mortgages that also transfer unless cleared before signing. Overpriced properties in zones with limited resale demand. And tourist rental licences advertised as transferable that turn out to be suspended or non-compliant. Every one of these risks is preventable with the right lawyer carrying out proper due diligence before you sign anything. The buyers who run into problems are almost always those who skipped or rushed this step.

Some buyers assume that buying directly from a seller without an agent saves money. In Spain this is rarely true. The seller sets the price regardless of whether an agent is involved, and the agent’s commission is paid by the seller in any case not added to the price you pay. What you lose when you buy without an agent is access to market knowledge, comparable sales data, negotiation experience and critically, the local network that gives you access to off-market properties. A good agent also coordinates between lawyer, notary and both parties throughout the process, which significantly reduces the risk of things going wrong.

We guide international buyers actively and personally through the full purchase process in Ibiza, from the first conversation to the key handover at the notary. Our fee is paid by the selling party, as is standard practice in Spain. This means our guidance, advice and full accompaniment costs you nothing as a buyer. You receive the full benefit of an experienced, local, trilingual team working in your interest at no direct cost.

We are fully independent. We have no ties to any developer, project or seller. When we help you find a property, we are working for you, not for the other side of the table. We advise on the right price based on current market data, we flag issues we find during due diligence, and we will tell you honestly when a property is overpriced or when the timing is not right. Our business is built on long-term relationships and repeat referrals, not on pushing through individual transactions.

Yes. A meaningful share of our transactions involve properties that were never publicly listed on any portal. The best properties in Ibiza are often sold discreetly, through agent networks, direct introductions and word of mouth, before they ever reach Idealista or Kyero. Register your search criteria with us and we will alert you when relevant properties become available, including those that will never be publicly advertised.

No. Most of our buyers start the process remotely, a first conversation by phone or video call, followed by a longlist based on your criteria. We organise viewings only when we have properties that genuinely match what you are looking for. When you come to the island, we make sure those days are well prepared and productive. We have guided buyers who found their property on a single three-day visit  and buyers who took twelve months. Both are fine.

We work in Dutch, English and Spanish. Our team are native Dutch speakers who have lived on Ibiza for over a decade and are fluent in Spanish. All our guides, contracts, communications and conversations can be conducted in your language, including with local lawyers, notaries and tax advisers where needed.

Yes. Spanish banks actively lend to non-resident foreign buyers. However, the conditions are stricter than for residents: the maximum loan-to-value (LTV) is typically 60–70% of the official appraisal value (not the purchase price), and the maximum term is 20–25 years rather than 30. Fixed rates for non-residents in 2026 start from around 2.8–3.5% for strong profiles. EU residents benefit from better conditions than non-EU buyers. We work with independent mortgage specialists who focus exclusively on international buyers in Ibiza and can advise on the best options for your situation.

As a non-resident owner you have three main annual tax obligations. First, IBI — the annual property tax based on cadastral value, typically €500–€3,000 per year for a mid-range property. Second, IRNR — non-resident income tax on imputed income: 19% for EU residents or 24% for non-EU residents on 1.1% of the cadastral value, even if you do not rent the property. Third, Wealth Tax (Patrimonio) — if your net assets in Spain exceed €167,129. A local tax adviser handles all filings and typically charges a modest annual fee.

Yes. Rental income from a Spanish property is taxed in Spain under the IRNR system. EU and EEA residents pay 19% on net rental income — after deducting allowable expenses including mortgage interest, maintenance, insurance, management fees and depreciation. Non-EU residents (including UK buyers post-Brexit) pay 24% on gross income with no deductions. Filings are made quarterly or annually via Modelo 210. A local tax adviser can handle this efficiently.

The NIE (Número de Identificación de Extranjero) is a Spanish tax identification number — mandatory for all foreign buyers before any property purchase can be completed. You cannot sign a deed of sale, open a Spanish bank account or pay taxes without one. Apply at the Spanish consulate in your home country or at a national police station in Ibiza. Allow 2–6 weeks. Your lawyer can assist with the application process.

More than most buyers expect. Banks lend based on the appraisal value — not the purchase price — and appraisals are often lower than the agreed price. As a non-resident, the bank lends up to 70% of the appraisal value. On a property with a purchase price of €1,000,000 and an appraisal of €900,000, the maximum mortgage is €630,000. You need to cover the remaining €370,000 plus all purchase costs (9–14%). As a practical rule: have 40–50% of the property value in liquid cash before you begin the mortgage process.

Only if the property already holds a valid ETV (Estancia Turística Vacacional) tourist rental licence. Since February 2022, a moratorium has been in place — no new ETV licences are being issued anywhere in Ibiza or the Balearic Islands, and this was extended indefinitely in May 2024. Properties with existing licences are scarce and command a significant premium, often €50,000–€150,000 above comparable unlicensed properties. Always verify the licence number directly at registreturistic.conselldeivissa.es before agreeing a price that assumes rental income.

Yes. Long-term rental (contracts of one month or more, with no tourist services) does not require an ETV licence. It is governed by standard Spanish rental law (LAU). Many owners generate stable income through annual or medium-term contracts, typically €3,500–€12,000 per month for a villa, depending on size, zone and condition. This is a viable alternative for owners who cannot or do not wish to pursue tourist rental.

Returns vary significantly by property type, location, licence status and occupancy strategy. A three-bedroom villa with an ETV licence typically generates €40,000–€80,000 gross per season (8–12 weeks). A four-bedroom sea-view villa with a licence: €80,000–€150,000 gross. Luxury villas in prime locations (Es Cubells, Cala Jondal) can generate €150,000–€400,000+. All figures are before management fees (15–25%), maintenance, platform fees and taxes. Long-term annual rentals provide lower but stable year-round income without the complexity of tourist rental compliance.

Ibiza has consistently outperformed most European property markets over the past decade. Prices have remained close to historic highs even during periods of broader market uncertainty. The structural undersupply, driven by strict planning restrictions, the island’s finite size and the moratorium on tourist rental licences continues to support values. Properties with ETV licences have seen particular appreciation. That said, Ibiza property is best treated as a lifestyle investment with financial upside — not a purely financial asset. The happiest owners are those who love the island first.

When a non-resident sells a property in Spain, the buyer is legally required to withhold 3% of the purchase price and pay it directly to the Spanish Tax Agency (Agencia Tributaria). This is an advance payment on the capital gains tax the seller owes. The seller can reclaim any overpayment by filing Modelo 210 within three months of completion. This is not an additional cost, it is a prepayment mechanism. Your tax adviser handles this as part of the sale process.

Yes. A Spanish bank account is required to make the notarial payment (by certified bank cheque or transfer), pay annual property taxes and set up utility direct debits after completion. Opening one is straightforward, any major Spanish bank will do it with your NIE and passport. CaixaBank’s HolaBank service and Santander’s Mundo programme are both specifically set up for international clients.

The notary (notario) plays a central role in Spanish property transactions  but their function is often misunderstood by international buyers. The notary is a public official appointed by the Spanish state. They verify the identity of both parties, confirm the property exists and is correctly described, check that there are no outstanding mortgages or charges at the moment of signing, and ensure the transaction is legally valid. What the notary does not do is carry out a full due diligence, they do not check planning permits, illegal extensions, community fee arrears or the full legal history of the property. That is the role of your independent lawyer. Both are essential, they do different things.

You need a lawyer who is qualified in Spanish law and based in Spain, ideally in Ibiza specifically. Spanish property law, local planning regulations and Balearic-specific rules are highly localised. A lawyer from your home country, however experienced, will not have the local knowledge required to carry out a proper due diligence in Ibiza. We work with trusted independent lawyers on the island and can provide introductions. The cost is typically 0.5–1% of the purchase price, one of the most important investments you will make in the process.

Yes. You can bring a car from any EU country by ferry from Barcelona, Valencia or Dénia. The crossing takes 2–10 hours depending on the route. If you plan to live in Ibiza for more than 183 days per year, the car must be re-registered with Spanish plates after 12 months of residency. If you stay less than that, your EU registration remains valid. Many buyers choose to purchase a car locally or on the mainland and ship it over, often simpler than managing the paperwork for a foreign-registered vehicle long-term.

Yes. Pets from EU countries can travel to Ibiza freely, provided they have a microchip, up-to-date vaccinations (including rabies) and a valid EU pet passport. Airlines including Vueling and Transavia allow one small pet per ticket in the cabin, check weight limits carefully as they vary. The number of pets permitted per flight is limited, so book well in advance, especially in summer. For larger dogs, cargo travel is the usual option.

The empadronamiento is the official registration of your address at the local Town Hall (Ayuntamiento). It is required for all residents, both Spanish and foreign, who live in Ibiza permanently or for significant periods. It gives you access to public services, the Spanish healthcare system, local schools and voting rights in municipal elections. As a property owner who does not live in Ibiza full-time, registration is not obligatory but is recommended if you spend more than a few months per year on the island. Your gestoría can handle the registration process.

A gestoría is a Spanish administrative professional who handles official paperwork, tax filings, utility registrations, vehicle registration, permit applications, empadronamiento and more. For non-Spanish speakers and non-residents, a good gestoría saves significant time and avoids costly administrative mistakes. Think of them as your local administrative partner. We recommend finding a gestoría early in the process, they are particularly useful after completion when there are multiple registrations and filings to manage simultaneously.

Electricity, water and internet are transferred to your name at completion. Your lawyer or gestoría handles the transfer of contracts. Electricity bills in Ibiza can be substantially higher than in northern Europe, particularly in summer with air conditioning. Rural properties may rely on well water rather than mains supply, always ask specifically about water source and costs before purchasing. Internet connectivity has improved significantly across the island in recent years, but rural areas can still have limitations. Check connectivity during a viewing rather than assuming.

Buying property alone does not grant residency. EU citizens have the right to live in Spain freely, you simply register at the local Town Hall (empadronamiento) and, if staying more than three months, apply for a residence certificate (certificado de registro de ciudadano de la Unión). Non-EU citizens (including UK nationals post-Brexit) need a specific visa or residency permit to live in Spain long-term. The most common routes are the Non-Lucrative Visa (for those with sufficient passive income), the Digital Nomad Visa, or the Golden Visa (for investments above €500,000 in real estate, though this program has been under review). A specialist immigration lawyer can advise on the best route for your situation.