Why does the plan change regarding primary residence?
The second-home buyer decides within a short seasonal window, usually lives far away, and compares destinations before comparing properties. Photos, aerial videos, and the presentation of the surroundings matter as much as the property itself. Timelines are also longer: the international buyer needs an NIE, a bank account, and sometimes translation of documentation.
Market seasonality on the coast
- March–June: peak search. Viewings intensify; it is advisable to have the property ready and photographed.
- July–August: closing window. Buyers on holiday take the opportunity to visit and sign the deposit agreement.
- September–October: end-of-season decision; a good closing window for those who signed a deposit in summer.
- November–FebruaryReduced activity; useful for preparing photos, documentation, and the marketing plan.
Specific documentation for second residence
- Deed, land registry extract and energy certificate (mandatory, RD 390/2021).
- Property tax, community fees and utility bills from the last year.
- If you have a VFT (tourist rental property): registration number and activity report.
- Inventory of furniture included in the sale.
- Certificate of occupancy or first occupation license, if available.
- If you are a non-resident: NIE, power of attorney if you delegate, and a tax residence certificate from your country.
International buyer: what changes
The European buyer works with a tax advisor in their country and a lawyer in Spain. They usually require a bilingual earnest money contract, a translation of the land registry extract, and an extended period between the deposit and signing. We coordinate documentation, sworn translations and, when necessary, bilateral signing by videoconference with notaries accustomed to this.
Taxation and costs
It is taxed as a non-habitual residence: capital gain in personal income tax (IRPF), with no exemption for reinvestment or for those over 65, municipal capital gains tax, fees and energy certificate. If you are a non-resident, the gain is taxed at a fixed 19% under non-resident income tax (IRNR) (art. 25.1.f of the TRLIRNR) and the buyer withholds 3% on account. In addition, for each year the property is left unrented, Form 210 for imputed income must be filed, also for the year of sale on a pro-rata basis; it is advisable to be up to date before selling. See Personal Income Tax, plusvalía municipal (municipal tax on the increase in urban land value) y Sale from abroad.
Key terms
To elaborate further: second residence, tourist accommodation y deposit (arras contract).
How do we manage it?
We visit the property and its surroundings, take photographs in suitable lighting, create a video tour and a dossier in Spanish and English, and publish on national and international portals. We coordinate grouped viewings, manage keys with trusted neighbors, and keep you updated with a weekly written report. Before we begin, Request a free valuation to find out the current value of your second home.