Do I need Spanish residency to buy a property?
No. Non-residents buy freely in Spain every day. As an Irish (EU) citizen you also face no visa requirements and no limits on how long you can stay in your own home.
How much should I budget on top of the purchase price?
Plan for roughly 9 to 10% on a resale (7% transfer tax plus lawyer, notary and registry fees) and around 13% on a new-build (10% VAT plus 1.2% stamp duty plus fees). Our cost calculator gives you the full breakdown for any price.
How long does a purchase take?
Typically six to twelve weeks from agreed offer to completion. The deposit contract usually sets a 30 to 60 day completion deadline. Add time up front for the NIE and, if needed, mortgage approval.
What is an NIE and do I really need one?
The NIE is a Spanish tax identification number for foreigners. You need it to buy property, open a bank account and pay taxes. If you live in Ireland and aren't moving to Spain, you can apply through the Spanish Embassy in Dublin; otherwise, and usually faster, a lawyer in Spain can get it by power of attorney, or you apply in person once you arrive.
Can I do the whole purchase without flying out?
Legally, yes. With power of attorney your lawyer can obtain your NIE, sign the deposit contract and complete at the notary on your behalf. We would still never recommend buying a property you have not personally visited.
Can I get a Spanish mortgage as an Irish buyer?
Yes. Spanish banks lend non-residents less than residents, often somewhere around 60 to 70% of the price or valuation, whichever is lower, though it varies by bank and by your profile, and each bank sets its own limit on repayments against income. Get approval in principle before your viewing trip.
I'm Irish but already living on the Costa del Sol. Does anything change?
Only in your favour. As a Spanish resident, banks usually offer you a bigger share of the price than a non-resident gets (the exact figure varies by bank), your NIE and padrón are already done, and you can view properties over weeks instead of one pressured trip. If it will be your main home, tax reliefs may also apply. We work with resident buyers regularly and have a full guide on the site.
Does the 90-day Schengen rule limit my time in Spain?
No. That rule applies to non-EU citizens, mainly British owners since Brexit. Irish passport holders are EU citizens with freedom of movement and can stay as long as they wish.
What does Gáire Homes charge buyers?
You don't pay us for finding you a house. We're paid on completion out of the commission a seller or developer was already paying, whether you use us or not. Your price doesn't go up because we're involved.
Are you estate agents? Do you have your own listings?
We work on the buyer's side. The Costa del Sol runs on shared listings across thousands of agencies, so we search the whole market for you rather than pushing stock of our own. The one exception is the odd home an Irish owner asks us to sell for them; on those we act for the seller, we are paid by the seller, and the listing page says so.
Do I need my own lawyer?
Absolutely, and they should be independent: not recommended by the seller or the selling agent. Expect around 1% of the price plus VAT. We introduce buyers to vetted, English-speaking property lawyers who answer only to them.
Can I rent my property out when I'm not using it?
Usually, but not automatically. Holiday lets in Andalusia require a tourist licence and the building's community of owners can restrict them. If rental income matters to your plans, we make it part of the legal checks before you commit.
What are the annual running costs of owning?
Expect local property tax (IBI), community fees, utilities, insurance and a small non-resident income tax. For a typical two-bed apartment, budget a few thousand euro a year depending on the community.
Is buying off-plan safe?
It can be, with checks. Spanish law requires developers to bank-guarantee your stage payments, so verify the guarantee, the developer's record and the licence status. Off-plan buys more modern property for the money but adds waiting time and build risk.
Which areas do Irish buyers usually choose?
Fuengirola and Los Boliches have the biggest Irish community, with Mijas, Benalmádena and La Cala close behind. Marbella and Estepona attract bigger budgets, while Málaga city suits buyers who want year-round city life.
What is the first step?
A short conversation about budget, areas and timing, then getting your NIE moving and, if you need finance, approval in principle. All of it can start from Ireland, and none of it commits you to anything.
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