How to Buy a Property in Almería | Complete Guide

You are about to take one of the most important steps of your life: buying a home in Almeria!

This can be an exciting process full of opportunities, but it also requires planning, research and a clear understanding of each step. This province, known for its Mediterranean climate, beautiful beaches and relaxed lifestyle, attracts both local residents and international buyers.

Our guide is designed to take you through every stage of the home buying process in Almeria. From researching the market to the final signing and all the paperwork that follows, each section of this guide offers practical and detailed guidance. Here you will find everything you need to know to make a smooth and informed purchase, as well as some useful tips that will make your experience easier and more enjoyable.

Join us on this journey and discover the necessary steps to make your dream of buying a home in Almeria a reality.

Chapter 1:

Getting Familiar with the Area - What You Need to Know Before Buying in Almeria

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Before making any investment in Almeria, a thorough investigation of the property market is essential. Knowing the particularities of the areas, the prices, and the services available will help you make an informed decision that suits your needs and objectives. Here we break down the key aspects to help you at this stage:

Areas and Locations

Almeria has a wide variety of areas and locations, each with its own character, attractions, prices and lifestyle. Some of the most popular areas include:

• Mojácar: A charming coastal town with golden sandy beaches and a historic centre full of whitewashed houses and narrow alleyways. Mojácar offers a mix of modern life and ancient traditions, with a good range of services, restaurants and shops.
  
• Albox: Located inland, Albox appeals to those seeking tranquillity in a rural setting. It is popular with foreign buyers and local residents for its affordable housing and friendly community.
  
• Turre: Situated just a few kilometres from the coast, Turre combines the tranquillity of the interior with proximity to the beaches of Mojácar and Vera. It is ideal for those who want a more rural atmosphere without being far from the sea.
  
• Vera: Known for its long naturist beach, Vera has modern urbanisations and a good infrastructure, including golf courses and residential complexes.
  
• Garrucha: This traditional fishing village offers more authentic living and competitive property prices. It has services and restaurants that stand out for their fresh seafood.
  
• Almeria Metropolitan Area: The city of Almeria itself and its surroundings offer urban living with access to a wide range of services, transport, health centres, and a varied cultural offer.
  
• Huércal-Overa: Located in the northern interior of Almería, Huércal-Overa is known for its regional hospital and its excellent infrastructure. It is an ideal choice for those who want a quiet life in a rural setting, but with quality services close at hand.
  
• Bédar: With a traditional atmosphere and a leisurely pace of life, Bédar is perfect for those seeking tranquillity and nature. This mountain village offers stunning views and has attracted an international community in search of peace and rural surroundings.
  
• Lubrín: Lubrín is the ideal place for those seeking a genuine rural atmosphere, with its whitewashed houses and quiet life. This village is noted for its welcoming community and lovely views of the mountains.
  
• Arboleas: Located near Albox, Arboleas appeals to those who want a rural life with a good expatriate community. Offering tranquillity, nature and basic services, it is an increasingly popular choice for foreigners looking to settle in the province.
  

Exploring these areas will allow you to discover the diversity of Almeria and find the location that best suits your preferences.

Market Prices

Property prices in the province of Almeria vary considerably depending on the proximity to the coast, the type of property and the tourist appeal of the area. Coastal properties in locations such as Mojácar, Vera and Garrucha tend to command higher prices due to their demand among tourists and residents looking for sea views and beachside living. These areas tend to offer modern flats, residential complexes and villas in the medium to high price range.

On the other hand, in inland towns such as Albox, Huércal-Overa, Arboleas, Turre or Lubrín, prices tend to be more affordable. These areas attract those seeking a rural lifestyle, away from the hustle and bustle of tourism, but without renouncing a natural environment and a welcoming community. Mountain villages, such as Bédar and Lubrín, offer competitively priced options, ideal for those who value tranquillity and panoramic views.

Prices in the metropolitan area of Almeria, which includes the city and surrounding areas, offer a wide variety of options. From centrally located flats to homes in more residential neighbourhoods, there is a wide range to suit different budgets.

Consulting national and international property portals is key to getting a realistic view of prices in and around Almeria. Prices can vary considerably depending on location and type of property (flat, townhouse, villa, finca, etc.). Some of the main portals you can consult include:

• National: Idealista, Fotocasa, Pisos.com and Habitaclia.
  
• International: Rightmove (UK), Kyero (Europe), ThinkSpain and A Place in the Sun.
  

Services and Amenities

Nearby services and amenities can significantly influence the quality of life and the future revaluation of the property. Some essential services to consider are:

• Supermarkets and shops: To facilitate day-to-day living, it is convenient to know the proximity to large supermarkets such as Mercadona, Lidl or Carrefour, as well as local shops and markets.
  
• Health Centres and Hospitals: Having an accessible medical centre is vital, especially in rural areas. The province has hospitals in Almería, Huércal-Overa, and El Ejido, among others.
  
• Education: If you have children or plan to rent to families, proximity to schools and kindergartens is important. Almeria has bilingual schools and several private and international institutions in areas such as Mojacar and Almeria capital.
  
• Public Transport: Although the province has good road connections, public transport can be scarce in rural areas. In urban areas, such as the city of Almeria, there are buses and a train station that connects to other cities in Andalusia.
  
• Leisure and Sport: If you enjoy outdoor activities, Almeria has an exceptional range of leisure activities on offer, from water sports on the coast to hiking in the Sierra de Alhamilla and Sierra de los Filabres. You will also find golf courses, sports facilities and tennis clubs in areas such as Vera, Mojácar and Roquetas de Mar.
  

Climate and Lifestyle

Almería is known for its warm climate, with dry summers and mild winters.

This climate makes the province an attractive destination for those seeking an outdoor lifestyle, with a wide range of activities on offer all year round:

• Water Sports: The coast of Almería is ideal for water sports such as paddle surfing, kayaking, and scuba diving, especially in areas such as San José and Cabo de Gata.
  
• Hiking and Cycling: Almeria is a paradise for nature lovers, with hiking and cycling routes in its mountain ranges and natural parks.
  
• Local Gastronomy: Gastronomy is one of the strong points of Almeria. Don't miss the tapas bars and restaurants serving local specialities, such as fresh fish from Garrucha, ham from Serón, and tapas from Almería capital.
  

Chapter 2:

Prepare for a trip to Almeria and organise your property visits!

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Planning a trip to Almeria will allow you to see the properties first hand and get a realistic perspective of each area.

This is a crucial stage, as seeing the property in person will give you a better understanding of the space, surroundings and investment possibilities.

• Local Estate Agents: Working with an estate agent in the province of Almeria offers you several advantages. Local agents know the unique aspects of each locality and, in many cases, can speak your language, making the search process easier. In addition, local agents often have access to properties that are not always on the open market, which expands your options. Relying on a local professional also provides you with a source of valuable recommendations, both for home selection and for any additional services you may need (lawyers, notaries, or appraisers).
  
• Visiting Schedule: Organise your visiting itinerary strategically to maximise time. When planning visits, consider logistics between properties and distances between location. Set aside enough time to explore each property, and record your first impressions and features. This record will help you later in the decision process.
• Neighbourhood Exploration: A key part of the trip is to explore each neighbourhood and its local offerings. By touring bars, restaurants, shops and public spaces, you can get a sense of the atmosphere and lifestyle surrounding each property. Talk to residents and observe the daily rhythm of the community. This experience will help you assess whether the location fits your long-term expectations and needs.
  

Having the guidance of real estate agents and a first-hand knowledge of the selected areas will be essential to making an informed decision in the purchase of your property in Almeria province.

Chapter 3:

Anticipate every detail to make your property purchase a success.

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Careful planning is essential for a surprise-free and well-managed purchase. Be sure to prepare all the necessary elements, from budgeting to legal documents and financing.

• Detailed Budget: Define a budget that includes both the price of the property and additional expenses:
  
  • Taxes: Transfer Tax (Impuesto de Transmisiones Patrimoniales (ITP) throughout Andalucia is 7% on the higher of the purchase price and the Valor de Referencia Catastral (Cadastral Reference Value).
    
  • Lawyers Fees: A lawyer specialising in real estate law in the province of Almeria usually charges between 1200€ and 1800€ depending on the services included.
    
  • Notary Fees: For the signing of the title deeds, the costs can range between 600 and 1,000 euros.
    
  • Land Registry: Registering the property in your name involves an additional cost, variable depending on the property.
    
• Mortgage: If you plan to finance the purchase, apply for a mortgage pre-approval in advance. This will give you an accurate idea of your ability to buy, which will make it easier to find properties within your budget range.
  
• Apply for your N.I.E. (Foreigners Identification Number): This document is essential for any legal transaction in Spain, including the purchase of property. This can be done at a National Police station or through your lawyer.
  
• Open a Spanish Bank Account: Having a Spanish bank account makes it easier to pay utilities, taxes and transfer funds. In addition, a local account streamlines the formalities related to the purchase and maintenance of the property.
  
• Find a Lawyer and Tax Advisor: Hiring a reputable lawyer, experienced in real estate law, is crucial to verify the legality of the property and assist you throughout the purchase process.
• In addition, a tax advisor can guide you on your tax obligations and help you optimise the costs associated with the purchase.
  

Preparing in advance and having the right advice will provide you with security and control at every stage of your property purchase in Almeria.

Chapter 4:

Talk and build clear agreements: the key to a purchase without surprises.

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Negotiation is a fundamental stage in the home buying process, where proper preparation and professional support can make the difference between a successful transaction and a complicated experience.

• Initial Offer: Once you have identified the property you are interested in, establish an initial offer based on a market analysis. Depending on local market conditions and the condition of the property, this offer may be lower than the asking price, provided it is well justified.
  
• Terms of Sale: In addition to the price, it is important to clearly state the terms of the sale, such as the time frame for delivery of the property, whether the furnishings are included and whether there are any repairs to be carried out by the seller prior to delivery. The more detailed these terms are, the fewer surprises there will be later on.
  
• Necessary Documentation: Check that the owner has all documents in order, including:
  
  • Title Deed: Confirms legal ownership of the property.
    
  • Energy Efficiency Certificate: This is compulsory in property transactions and shows the energy rating of the property.
    
  • Tax payments up to date:
  • It is essential that the owner has all the property taxes up to date, to avoid debts or problems later on.
    

Having a trusted local real estate agent at this stage is essential.

Their knowledge of the market and experience in negotiations can help you get better terms and guide you through every step.

From the initial offer to the review of documentation, a good agent ensures that the negotiation is smooth and that there are no surprises on signing day, providing a safe and satisfying experience.

Chapter 5:

Take the decisive step: formalise your purchase and secure your new home.

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Once both parties have reached an agreement on the terms of the sale, formalisation takes place through specific contracts that ensure the fulfilment of the agreement. This step is crucial and requires precision and clarity in every aspect of the contract.

• Reservation Contract (Domo Estate Agency practice): At our agency, we recommend starting with a reservation contract in which the buyer leaves an initial deposit, usually €3,000. This amount ensures that the property is taken off the market and provides time for the buyer's lawyer to review all legal documents. This contract has a significant advantage: if during the legal review problems arise with the documentation, the buyer can recover the amount of the deposit. This review period usually lasts between 5 and 10 days, allowing both parties to proceed with security and confidence.
  
• Earnest money contract: After the review and once it has been verified that all the documents are in order, the signing of the earnest money contract takes place, in which normally 10% of the purchase price is paid. This contract is a commitment on both sides: it guarantees the buyer the acquisition of the property and assures the seller that the purchase will go ahead.
• If the buyer decides not to proceed, the deposit is forfeited; if the seller defaults, double the deposit must be returned to the buyer.
  
• Signing before a Notary: The process culminates with the signing of the purchase contract before a notary, who authenticates the transaction and is responsible for registering the property in the Land Registry. The notary acts as a neutral figure who ensures that all parties understand the terms of the sale and that all legal requirements are met.
  

It is important to note that each agency may have different practices at this stage, and that professional advice is essential to avoid surprises.

Chapter 6:

The hardest part is over! Now, some key points.

Once the purchase has been made and the property has been signed in your name, it is essential to carry out certain steps that will ensure the smooth running of your new home and compliance with tax obligations in the province of Almeria.

Here are the most relevant points to consider.

• Land Registry: Although the notary takes the first step, make sure that the property is correctly registered in your name in the Land Registry. This step is essential to protect your investment and guarantees your ownership of the property. Your lawyer can manage the process, so it is advisable to ask if this service is included in their fees.
  
• Registration of Basic Services: Ensure that all essential services are registered for the property to be fully functional.
  

This includes:

• Electricity and Water: Companies such as Endesa and Aqualia usually operate in the area, and will require a change of ownership or a new registration, depending on the current status of the services.
  
• Gas and Internet: Investigate the options for gas suppliers and choose the best internet service available for the area.
  

These services are essential and, in some cases, your lawyer may be able to coordinate these registrations; however, it is always useful to ask if this process is covered within your legal services.

• Local Taxes and Fees:
  
  • Impuesto sobre Bienes Inmuebles (IBI): This is an annual property tax, and is usually levied in the last quarter of the year. The amount depends on the cadastral value of the property and varies according to location.
    
  • Withholdings for Non-Residents: Spanish law requires non-resident owners in Spain to pay tax on any income generated in the country, such as property rental. In addition, there are withholding taxes applicable in case of sale of the property if the seller is a non-resident. For this reason, non-residents must file Form 210, a quarterly declaration of their income from property in Spain.
    
  • Difference between Residents and Non-Residents: Permanent residents in Spain can benefit from certain tax exemptions and reductions that are not available to non-residents. In addition, tax regulations may differ between the two categories, so it is crucial to determine your tax status in Spain. In terms of handling these formalities, it is important to note that many lawyers offer assistance with tax obligations and property registration. However, it is highly advisable to confirm beforehand what services their fees include and whether they cover local and national tax management or guidance on income withholding.
    

Advice and Management Services for Your New Property

At Domo Estate Agency, we understand that ensuring the smooth running and protection of your home is essential from day one. For this reason, we offer you a free service of advice and connection with reliable suppliers, covering a wide range of needs for your property in Almeria.

We have partnerships with several companies specialising in the following services:

• Home Insurance: We connect you with leading insurers to find the cover that best suits your property and circumstances.
  
• Security Systems and Alarms: We work with security companies for the installation of alarms and other protection systems.
  
• Change of Ownership of Basic Services: We facilitate the change of ownership process for electricity, gas and water companies, ensuring that all services are operational in your name from day one.
  
• Internet and Telephone Providers: We guide you in selecting the best option in internet and telephone services according to your needs and availability in the area.
  

This Domo Estate Agency service is designed to make your transition to the new property easier and smoother, giving you the peace of mind of having reliable providers at no extra cost.

Chapter 7:

Essential Tools to Facilitate Your Purchase

There are a number of tools that can facilitate your purchasing process and make each step clearer and more efficient.

Here are some of the most useful ones:

• Mortgage Calculators: These tools allow you to estimate your monthly payments based on the loan amount, interest rate and term. This will help you determine which properties fit your budget and plan your financing effectively.

• Real Estate Portals: Use platforms such as Idealista, or international portals such as Kyero, ThinkSpain or A Place in The Sun to explore available properties in Almeria. These sites not only allow you to view listings, but also to read reviews from other buyers and compare prices, which is essential for making informed decisions.
  
• Navigation Apps: Apps such as Google Maps or Waze are essential for locating properties and exploring the surrounding area. They can provide information on distance to essential services, transport routes and other important aspects of the location.
  
• Legal documentation: There are online resources where you can download templates of contracts and other legal documents necessary for the purchase.
• This will allow you to familiarise yourself with legal terminology and requirements, which can be useful when dealing with your lawyer or real estate agent.
  
• Comparison Tools: Use tools such as price comparators and online reviews to evaluate service providers, from insurance companies to moving services. This will help you make informed decisions and avoid surprises.
  
• Social Networking Groups and Forums: Join expat groups and online forums where you can interact with other property buyers in Almeria. Here you can get recommendations, share experiences and receive valuable advice about the buying process and life in the region.
  

These tools, combined with advice from industry professionals, can make your buying process smoother and less stressful, allowing you to focus on finding the ideal property in the beautiful province of Almeria.

08: Conclusion

Buying a property in the province of Almeria is an exciting experience that offers the opportunity to enjoy a relaxed lifestyle in beautiful surroundings.

By following these steps and preparing properly, you will be able to make informed decisions and enjoy your new home in this wonderful region of Spain.

At Domo Estate Agency, we strive to provide a service that goes beyond just selling; we aim to be more approachable, understanding the values of each person and focusing on the individual needs of our clients.

Whether you are looking for your first home, a holiday home or an investment property, we are here to accompany you every step of the way.

Our goal is clear: to help you find that special place to call home.