Step 1: NIE and financial setup
The NIE (Número de Identificación de Extranjero/Foreigner Identification Number) is the foundation of the entire process. Without it, you cannot sign contracts, pay taxes, or complete the purchase. It is also required to open a Spanish bank account.
There are three main ways to obtain the NIE, and it is worth understanding them clearly. You can apply directly in Spain via a police appointment, through a Spanish consulate in your home country, or by granting power of attorney to a lawyer who applies on your behalf.
Each option comes with clear trade-offs. Applying in Spain is usually the fastest option, but requires availability of appointments. Consulates can be slower and less predictable depending on the country. Power of attorney is more convenient, but it adds legal costs and can still take time.
If we act as your representative, we coordinate the process end-to-end. In most cases, we organise this during one of your early visits to Valencia, combining the NIE appointment with opening a Spanish bank account on the same day. This keeps the process efficient and avoids unnecessary delays later on.
At the same time, we strongly recommend that buyers clarify their financing before viewing properties. This means either having funds readily available or obtaining mortgage pre-approval.
Spanish banks typically offer up to 70% loan-to-value for non-residents, but the approval process takes time and requires documentation. Starting this process after finding a property creates unnecessary pressure and often delays the purchase.
From our perspective, financing is not a later step, it is the foundation of the process.
Step 2: Finding and securing the right property
Once your finances and documentation are aligned, the search becomes much more focused.
Valencia is a diverse market, and different neighbourhoods serve different strategies. Without a clear plan, buyers often spend weeks looking at properties that do not match their objectives.
With the right preparation, this phase can be significantly shorter.
When Homely is involved in the process, buyers receive a personalised list of approximately eight carefully selected properties that match their exact criteria, along with our comments and insights on potential red flags, based on thorough market knowledge. We believe it is only worth viewing properties that you would genuinely consider making an offer on, which is why our selection is very strict. Once the shortlist is agreed, viewings are arranged.
When the right property is found, the next step happens quickly. You sign a reservation agreement and pay a deposit, typically €3,000 to €6,000, to take the property off the market.
This is where preparation pays off. Sellers favour buyers who can move quickly. If financing or documentation is still uncertain at this stage, the risk of losing the property is high.
Step 3: Legal checks and deposit contract
After reservation, the process moves into legal due diligence. Our partner lawyer verifies ownership, checks for debts or charges, and ensures the property complies with registry and planning records.
Documents such as the nota simple and cadastral records confirm that the seller has the right to sell and that there are no hidden issues.
Once everything is confirmed, you sign the contrato de arras (deposit contract) and pay around 10% of the purchase price. This is a binding agreement that secures the transaction.
For buyers using a mortgage, this stage runs in parallel with final bank approval. If the mortgage has been prepared in advance, this step is usually straightforward. If not, this becomes the main source of delays.
Step 4: Notary, completion and key handover
The final step is completion at the notary, where ownership is formally transferred.
At this stage, the remaining balance is paid, and the property is registered in your name. You receive the keys immediately after signing.
Buyers should budget approximately 10 to 15% on top of the purchase price to cover taxes and associated costs in the Valencian Community.
After completion, there are still administrative steps such as registering ownership and transferring utilities, which usually take 1 to 2 weeks, although they do not delay access to the property.
Conclusion
The property buying process in Valencia is efficient when approached correctly. Most purchases are completed within 8 to 12 weeks, or slightly longer if financing is involved.
The key factor is preparation. Sorting out your mortgage before starting the search is essential, not optional. It allows you to act quickly, negotiate confidently, and avoid unnecessary delays.
At Homely, we structure the process around this principle. We align financing, legal setup, and search strategy from the beginning, so that when the right property appears, you are ready to move immediately.
If you’re dreaming of a life in Valencia and want a partner who knows the city inside out, get in touch with our team. Fill in our contact form and let’s start planning your next chapter in the sun.
FAQs
How does the buying process work with Homely?
We start with preparation, not property viewings. This includes understanding your goals, aligning your budget, and supporting you with NIE and financing. Only then do we move into a focused property search, followed by negotiation, legal checks, and completion.
How long does it take to buy a property with your support?
Most purchases are completed within 8–12 weeks without a mortgage, or 10–14 weeks with financing. The key difference is preparation - our process is designed to minimise delays and help you act quickly when the right property appears.
Do you help with NIE and legal setup?
Yes. We coordinate the entire process through trusted legal partners, including NIE applications, bank account setup, and all required documentation to ensure a smooth purchase.
Can you help me get a mortgage in Spain?
Yes. We work with experienced mortgage brokers who specialise in non-resident buyers. We support you in preparing documentation and understanding your borrowing capacity before you start viewing properties.
Do I need to be in Valencia during the process?
Not necessarily. Some of our clients complete most of the process remotely. We can organise viewings in advance, represent you locally, and coordinate everything with your lawyer if you grant power of attorney.
What makes your approach different from a typical estate agent?
We act as a buyer’s partner, not a seller’s agent. Our focus is on finding the right property for your strategy, identifying risks, and supporting you through the entire process - from first idea to completion and beyond.
What types of buyers do you usually work with?
We mainly work with international buyers, expats, and investors looking for long-term, income-generating properties in Valencia. Many of our clients are buying remotely or navigating the Spanish system for the first time.
What happens after I buy the property?
We can continue supporting you with property management, rentals, and ongoing administration, so you have a reliable local partner even after completion.
If you’re planning to buy property in Valencia and want a structured, end-to-end approach, explore how we support buyers through the entire process.