{"id":17,"date":"2026-04-17T14:43:02","date_gmt":"2026-04-17T14:43:02","guid":{"rendered":"https:\/\/santinahomes.com\/guides\/buying\/"},"modified":"2026-06-09T16:00:38","modified_gmt":"2026-06-09T16:00:38","slug":"zakup","status":"publish","type":"guide","link":"https:\/\/santinahomes.com\/pl\/guides\/buying\/","title":{"rendered":"Zakup Nieruchomo\u015bci"},"content":{"rendered":"<p class=\"lead\">Zakup nieruchomo\u015bci w Hiszpanii jest prosty, gdy znasz kolejno\u015b\u0107 krok\u00f3w. Pomi\u0144 etap lub zmyl kolejno\u015b\u0107 \u2014 i szybko zrobi si\u0119 frustruj\u0105co. Oto 8-etapowa \u015bcie\u017cka kupuj\u0105cego, kt\u00f3r\u0105 przechodzimy z mi\u0119dzynarodowymi klientami na Costa del Sol. Prawdziwe koszty, prawdziwe formalno\u015bci, realny harmonogram.<\/p>\n<h2>Step 1, Get your NIE<\/h2>\n<p>Your <strong>N\u00famero de Identificaci\u00f3n de Extranjero<\/strong> jest niezb\u0119dny na pocz\u0105tku. Bez niego nie podpiszesz aktu zakupu, nie otworzysz konta bankowego ani nie zarejestrujesz medi\u00f3w. Masz trzy sposoby na jego uzyskanie:<\/p>\n<ul>\n<li>Z\u0142\u00f3\u017c wniosek w hiszpa\u0144skim konsulacie w swoim kraju (2\u20136 tygodni).<\/li>\n<li>Z\u0142\u00f3\u017c wniosek osobi\u015bcie w Oficina de Extranjer\u00eda w Maladze lub Algeciras (wymagana wizyta, 2\u20133 tygodnie).<\/li>\n<li>Popro\u015b hiszpa\u0144skiego prawnika o z\u0142o\u017cenie wniosku w Twoim imieniu poprzez pe\u0142nomocnictwo (najwygodniejsze rozwi\u0105zanie dla kupuj\u0105cych z zagranicy).<\/li>\n<\/ul>\n<p>Koszt: 9,80 \u20ac op\u0142aty pa\u0144stwowej + honorarium prawnika w przypadku zlecenia zewn\u0119trznego (zazwyczaj 150\u2013300 \u20ac).<\/p>\n<h2>Step 2, Open a Spanish bank account<\/h2>\n<p>B\u0119dziesz go potrzebowa\u0107 do kredytu hipotecznego, polece\u0144 zap\u0142aty, op\u0142at wsp\u00f3lnotowych i medi\u00f3w. Santander, BBVA, CaixaBank, Sabadell i Bankinter oferuj\u0105 konta dla nierezydent\u00f3w. Poprosz\u0105 o NIE, paszport, potwierdzenie adresu za granic\u0105 i dow\u00f3d dochod\u00f3w. Spodziewaj si\u0119 op\u0142at za prowadzenie konta w wysoko\u015bci 120\u2013240 \u20ac rocznie.<\/p>\n<h2>Step 3, Define the budget, including all the extras<\/h2>\n<p>Tutaj zagraniczni kupuj\u0105cy cz\u0119sto daj\u0105 si\u0119 zaskoczy\u0107. Cena zakupu to nie jest Tw\u00f3j ca\u0142kowity koszt. Zaplanuj <strong>10% i 14% ponad cene zakupu<\/strong> in acquisition costs.<\/p>\n<h3>Resale property (second-hand)<\/h3>\n<ul>\n<li><strong>ITP (Transfer Tax)<\/strong>, Andaluzja: <strong>7%<\/strong> flat.<\/li>\n<li><strong>Notary fees<\/strong>, od 600 EUR do 1 500 EUR w zaleznosci od ceny.<\/li>\n<li><strong>Land Registry<\/strong>, od 400 EUR do 900 EUR.<\/li>\n<li><strong>Legal fees<\/strong>, 1% ceny + VAT (bran\u017cowa norma za niezale\u017cn\u0105 obs\u0142ug\u0119 prawn\u0105).<\/li>\n<li><strong>Bank fees<\/strong> if using a mortgage, opening, valuation, insurance bundling.<\/li>\n<\/ul>\n<h3>Nowa nieruchomo\u015b\u0107 (na etapie planu lub pierwsza transakcja)<\/h3>\n<ul>\n<li><strong>IVA (VAT)<\/strong>, <strong>10%<\/strong> on the purchase price.<\/li>\n<li><strong>AJD (Stamp Duty)<\/strong>, <strong>1.2%<\/strong> in Andalusia.<\/li>\n<li><strong>Notary + Registry + Legal<\/strong> as above.<\/li>\n<\/ul>\n<h2>Krok 4, Finansowanie (jezeli dotyczy)<\/h2>\n<p>Oto jak zazwyczaj wygl\u0105daj\u0105 kredyty hipoteczne dla nierezydent\u00f3w w hiszpa\u0144skich bankach:<\/p>\n<ul>\n<li><strong>Loan-to-value:<\/strong> zazwyczaj 60\u201370% dla nierezydent\u00f3w, do 80% dla rezydent\u00f3w.<\/li>\n<li><strong>Rate:<\/strong> stale lub zmienne (Euribor + 1-2%). Sprawdz oba warianty.<\/li>\n<li><strong>Term:<\/strong> up to 25-30 years, usually capped at borrower age 70-75.<\/li>\n<li><strong>Documentation:<\/strong> zeznania podatkowe za ostatnie 2 lata, odcinki wyp\u0142at za 3\u20136 miesi\u0119cy, istniej\u0105ce zobowi\u0105zania, ubezpieczenie nieruchomo\u015bci.<\/li>\n<\/ul>\n<p>Kompetentny broker hipoteczny jednocze\u015bnie uzyska oferty z 4\u20136 bank\u00f3w. Wsp\u00f3\u0142pracujemy ze specjalistami, gdy klienci wol\u0105 niezale\u017cno\u015b\u0107 od finansowania oferowanego przez dewelopera.<\/p>\n<h2>Step 5, Find the property<\/h2>\n<p>Spain&#8217;s market is <strong>collaborative<\/strong>. Wi\u0119kszo\u015b\u0107 agencji dzieli si\u0119 ofertami w sieci MLS i rozdziela prowizje. Nie musisz kontaktowa\u0107 si\u0119 z dziesi\u0119cioma agentami. Jeden dobrze skomunikowany agent mo\u017ce pokaza\u0107 Ci ca\u0142y rynek, \u0142\u0105cznie z ofertami poza oficjalnym obrotem.<\/p>\n<p>Uwazaj na te sygnaly ostrzegawcze:<\/p>\n<ul>\n<li>Agenci wywieraj\u0105cy presj\u0119 na ogl\u0119dziny konkretnej nieruchomo\u015bci (oferta ograniczona czasowo).<\/li>\n<li>Ceny wyra\u017anie poni\u017cej rynkowych, co cz\u0119sto wskazuje na problemy prawne (nielegalne rozbudowy, d\u0142ugi wsp\u00f3lnotowe).<\/li>\n<li>Developer-only teams refusing to work with external legal counsel.<\/li>\n<\/ul>\n<h2>Step 6, Reservation, due diligence, private purchase contract<\/h2>\n<h3>Reservation contract<\/h3>\n<p>Niewielka zaliczka (zazwyczaj 6 000\u201310 000 \u20ac) wycofuje nieruchomo\u015b\u0107 z rynku na 2\u20134 tygodnie, podczas gdy trwa due diligence. Przepada, je\u015bli si\u0119 wycofasz bez uzasadnionej przyczyny. W pe\u0142ni zwrotna, je\u015bli w trakcie due diligence wyjd\u0105 na jaw istotne wady.<\/p>\n<h3>Due diligence<\/h3>\n<p>Your lawyer checks:<\/p>\n<ul>\n<li><strong>Nota Simple<\/strong>, wyci\u0105g z Rejestru Grunt\u00f3w: w\u0142asno\u015b\u0107, hipoteki, obci\u0105\u017cenia, wierzytelno\u015bci.<\/li>\n<li><strong>IBI status<\/strong>, czy podatek gminny jest oplacony na biezaco?<\/li>\n<li><strong>Community debts<\/strong>, certificate from the community administrator.<\/li>\n<li><strong>Licencia de Primera Ocupaci\u00f3n (LPO)<\/strong>, habitation license. Critical for new builds.<\/li>\n<li><strong>Certificado de Eficiencia Energ\u00e9tica (CEE)<\/strong>, mandatory for sale.<\/li>\n<li><strong>Urban situation<\/strong>, za\u015bwiadczenie ayuntamiento. Potwierdza brak nielegalnych rozbud\u00f3w i brak otwartych spraw planistycznych.<\/li>\n<li><strong>ITE \/ Informe de Evaluaci\u00f3n del Edificio<\/strong>, for buildings over 50 years old.<\/li>\n<\/ul>\n<h3>Prywatna umowa kupna (Contrato de Arras)<\/h3>\n<p>This is typically signed 2-4 weeks after reservation. You pay <strong>10%<\/strong> ceny. Oto jak dzia\u0142aj\u0105 kary:<\/p>\n<ul>\n<li>Jezeli kupujacy sie wycofa: traci 10%.<\/li>\n<li>Je\u015bli sprzedaj\u0105cy odst\u0119puje od umowy: zwraca 20% (dwukrotno\u015b\u0107 zadatku).<\/li>\n<\/ul>\n<p>Termin realizacji, stan nieruchomo\u015bci i wszelkie warunki (np. uzale\u017cnienie od kredytu hipotecznego) s\u0105 tu ustalone.<\/p>\n<h2>Krok 7. Finalizacja u notariusza (Escritura P\u00fablica)<\/h2>\n<p>Oko\u0142o 4\u20138 tygodni po podpisaniu umowy arras wszystkie strony spotykaj\u0105 si\u0119 u notariusza. Podpisujesz <strong>escritura de compraventa<\/strong>, przekazujesz pozosta\u0142e saldo (zazwyczaj czekiem bankowym) i odbierasz klucze. Notariusz odczytuje akt na g\u0142os. Je\u015bli Tw\u00f3j hiszpa\u0144ski nie jest p\u0142ynny, zabierz t\u0142umacza lub upowa\u017cnij prawnika do dzia\u0142ania w Twoim imieniu.<\/p>\n<h3>At the notary you hand over<\/h3>\n<ul>\n<li>Pozostala kwota (najczesciej czek bankowy)<\/li>\n<li>Podatki (ITP lub IVA+AJD), cz\u0119sto p\u0142atne bezpo\u015brednio z czeku bankowego<\/li>\n<li>Notary fee on the day<\/li>\n<li>Potwierdzenie \u017ar\u00f3d\u0142a \u015brodk\u00f3w (przeciwdzia\u0142anie praniu pieni\u0119dzy, SEPBLAC)<\/li>\n<\/ul>\n<h2>Step 8, Post-completion<\/h2>\n<p>Twoj prawnik przejmuje sprawe:<\/p>\n<ul>\n<li>Wpis escritury do Registro de la Propiedad (1\u20132 miesi\u0105ce).<\/li>\n<li>Oplata ITP\/AJD w ciagu 30 dni od podpisania aktu.<\/li>\n<li>Change of name on utilities, IBI, community fees.<\/li>\n<li>Filing of <strong>Modelo 211<\/strong> (3% podatek retencyjny) przy zakupie od sprzedaj\u0105cego nieb\u0119d\u0105cego rezydentem.<\/li>\n<\/ul>\n<h2>Realistic timeline<\/h2>\n<ul>\n<li>NIE + bank account setup: <strong>2-6 weeks<\/strong>, can run in parallel with viewings.<\/li>\n<li>Property search: <strong>1 week to 6 months<\/strong> depending on specificity.<\/li>\n<li>Od rezerwacji do zakonczenia: zazwyczaj <strong>6-10 weeks<\/strong>.<\/li>\n<li>Off-plan purchase: <strong>12-36 months<\/strong> from reservation to delivery.<\/li>\n<\/ul>\n<h2>Common pitfalls<\/h2>\n<ul>\n<li><strong>Using the developer&#8217;s lawyer.<\/strong> Always appoint independent legal counsel.<\/li>\n<li><strong>Ignoring community fees backlog.<\/strong> You inherit outstanding community debts under Spanish law.<\/li>\n<li><strong>Buying a property with unlicensed extensions.<\/strong> Common in rural villas. Check the cadastral vs real measurements.<\/li>\n<li><strong>Underestimating ongoing costs.<\/strong> IBI, op\u0142aty wsp\u00f3lnotowe, media, ubezpieczenie, bez podatku maj\u0105tkowego, ale IRNR dotyczy nierezydent\u00f3w.<\/li>\n<li><strong>Holiday-letting without a licence.<\/strong> Andalusia requires <em>Vivienda con Fines Tur\u00edsticos<\/em> registration. Heavy fines otherwise.<\/li>\n<\/ul>\n<h2>What a good agent actually does for you<\/h2>\n<ul>\n<li>Filters the market so you see 12 properties, not 120.<\/li>\n<li>Negocjuje cen\u0119 i warunki (5\u201315% poni\u017cej ceny wywo\u0142awczej to norma na obecnym rynku).<\/li>\n<li>Coordinates with lawyer, notary, bank, tax advisor.<\/li>\n<li>Flags legal and structural issues before the reservation stage.<\/li>\n<li>Pomaga w logistyce wprowadzania: media, rejestracja we wsp\u00f3lnocie, meble, wykonawcy.<\/li>\n<\/ul>","protected":false},"excerpt":{"rendered":"<p>The process, the costs, the paperwork. 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