Housing

Finding Housing in Spain

The Spanish housing market varies significantly by region, with Barcelona and Madrid being most competitive. The process can be bureaucratic, especially for newcomers without NIE or local bank account.

Rental Market Overview

Barcelona (most competitive):

• Average 1BR center: €1,400-1,800
• Competition fierce, especially September
• Often need NIE, bank account, work contract
• Scams common—never pay before viewing
• Popular neighborhoods: Gràcia, Eixample, Poblenou, Sants

Madrid:

• Average 1BR center: €1,200-1,600
• Slightly easier than Barcelona
• Popular areas: Malasaña, Chamberí, Salamanca, Retiro
• More spacious apartments than Barcelona

Valencia (best value):

• Average 1BR center: €800-1,200
• Growing expat community
• Beach access
• Easier to find apartments
• Ruzafa, El Carmen, Benimaclet popular

Costa del Sol (Málaga, Marbella):

• Varies widely: €700-2,000+
• Many short-term rentals (tourist focus)
• Long-term harder to find
• Great weather, beach lifestyle

Rental Requirements

Standard documents:

• Valid passport or NIE
• Proof of income (3x monthly rent)
• Bank account (Spanish preferred)
• Work contract or proof of funds
• Deposit: 1-2 months rent
• First month rent upfront

For new arrivals without NIE:

• Some landlords accept foreign passport
• Offer additional months upfront
• Use relocation agent (€300-600 fee)
• Temporary furnished rentals while you get NIE

Where to Search

Recommended platforms:

• Idealista: Largest platform (watch for scams)
• Fotocasa: Good alternative
• Habitaclia: Popular in Catalunya
• SpotAHome: Verified listings, good for initial search
• Facebook groups: Expat housing groups by city

Avoid scams:

• Never pay before viewing in person
• Don't wire money to foreign accounts
• Too-good-to-be-true prices = scam
• Verify landlord identity
• Get official rental contract (contrato de arrendamiento)

Rental Contracts

Standard lease (contrato de arrendamiento):

• Typical duration: 1-5 years
• Rent increases: Limited by law (max CPI)
• Breaking lease: Usually 1-2 months penalty
• Must register contract (not always done)

Important terms:

• Fianza: Security deposit (1-2 months)
• Comunidad: Building fees (sometimes included)
• Gastos: Utilities (usually not included)
• IBI: Property tax (landlord pays)

Buying Property

Process for non-residents:

• Get NIE (tax ID number)
• Open Spanish bank account
• Lawyer recommended (€1,000-2,000)
• Notary fees: ~1-2%
• Property transfer tax: 6-10% (varies by region)
• No restrictions on foreign ownership

Mortgage availability:

• Banks lend to non-residents
• Typically require 30-40% down payment
• Interest rates: 3-5% currently
• Income verification required

Short-Term vs Long-Term

Airbnb/Short-term:

• Expensive (€1,500-3,000+/month for 1BR)
• Good for 1-2 months while searching
• Flexible, no commitment
• Limited availability in some areas (regulations)

Long-term rental:

• Much cheaper per month
• 1-year minimum typical
• Better value
• Local experience

Regional Differences

Canary Islands:

• Year-round sunshine
• Lower cost than mainland (except Las Palmas)
• Remote work paradise
• More limited selection

Basque Country (Bilbao, San Sebastián):

• Excellent quality of life
• Rainy but beautiful
• €900-1,400 for 1BR
• Strong local identity

Andalucía (Sevilla, Granada):

• Very affordable (€600-1,000)
• Beautiful historic cities
• Hot summers
• Smaller expat communities