Buying in Dénia or Jávea? Your 2026 roadmap for NIE, taxes and the fine print
Every week I talk to international buyers — British, French, Belgian, German — who fall for a house in the Marina Alta and then hit the same uncomfortable question: “okay, now what paperwork do I actually need?” This week I want to walk you through the legal and tax steps that really matter, with figures current for 2026.
Your NIE: the first step, and not one to leave until last
It's your Spanish tax ID, and you'll need it to sign any purchase, open a bank account, or pay taxes. You can apply for it at a police station in Spain, through an authorised representative, or at the Spanish consulate in your home country, using form EX-15 together with the payment receipt (modelo 790, code 012). My advice: start this process as soon as you're seriously searching, not once you've already chosen a property. Processing times vary, and you don't want your NIE to become the bottleneck on your purchase.
The reservation (“arras”) contract: small print, real money
Never sign or hand over any deposit before an independent lawyer has reviewed the refund conditions, the receiving account and the deadlines. Not all arras contracts work the same way — a “penitential arras” clause lets you walk away by forfeiting (or getting double) the deposit, while other forms can leave you exposed to a claim for performance or damages.
2026 taxes: what's changing in the Valencian Community
As of 1 June 2026, the transfer tax (ITP) on resale property is 9% generally, rising to 11% above €1 million. If you buy new-build instead, you pay 10% VAT plus stamp duty (AJD), which in Valencia is 1.4%. On top of that, budget for notary fees (a few hundred euros up to around €1,000), land registry fees (0.1%–0.25%), and a gestoría. As a rule of thumb, set aside 10–15% of the purchase price for taxes and costs.
Golden visas and headlines: separating fact from announcement
As of 3 April 2025, Spain no longer grants “golden visas” through property investment — buying a home, on its own, does not entitle you to residency. You may also have heard about proposals to tax non-EU, non-resident buyers at rates up to 100%; for now, that remains a political announcement, not a law in force. It's worth staying informed, but don't let headlines derail a well-grounded decision.
This is exactly what we do at Blue Med Services through our 360º Diagnosis: before you sign anything, we review the real legal and tax situation of the property and the process with you, coordinate with trusted local notaries, lawyers and gestores, and walk alongside you so every step fits into a strategy — not just a rushed signature.
If you're weighing up a purchase in Dénia, Jávea or anywhere in the Marina Alta, drop me a line and let's talk through your specific situation, no strings attached.
Warmly,
Leticia Castellote
Blue Med Services
+34 636 168 306
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