I’ve watched a lot of British buyers go through this process, and the truth is the mistakes aren’t exotic. They’re the same handful, made again and again, usually by sensible people who’d never make them at home. The sun, the pace and the unfamiliar rules do something to us. So here are the five that cost the most — and exactly how to avoid each one.
1. Using the seller’s lawyer, or no lawyer at all
This is the one that keeps me up at night. In Spain your lawyer — an abogado — is the person standing between you and the things you cannot see. They check that the seller actually owns what they’re selling, that there are no debts or charges sitting on the property, that the licences are in order, and that the community of owners is sound. You want that person working for you and nobody else.
So don’t use the seller’s lawyer. Don’t use the one the selling agency helpfully “introduces” — their loyalty is not to you. And please don’t skip it because a deal looks simple; simple-looking deals are exactly where problems hide. Instruct your own independent lawyer before you sign anything. If you’d like to see how the whole thing fits together, I’ve written it up in the Spanish buying process.
2. Underestimating the true costs
The price on the listing is not the price you pay. On a resale you should budget roughly 10–11% on top for taxes and fees; on a new build it’s closer to 12–14%. That’s transfer tax or VAT, notary, land registry, and your legal costs — real money, every time, and it catches people out constantly.
Then there’s currency. You’re buying in euros and thinking in pounds, and the rate moves while you’re deciding. A swing between agreeing a price and completing can quietly add thousands. Plan for it, don’t be surprised by it. I’ve laid out the numbers properly in the cost of buying on the Costa del Sol so you can go in with clear eyes.
3. Choosing the area on one sunny week
You come over in June, the sky is blue, the plaza is buzzing, and you fall for a town in seven days. I understand it completely — but it’s a trap. That same town in January can be shuttered and silent, or the pretty street you loved turns out to sit above a bar that doesn’t close until four.
Ask the questions the sunshine hides. What’s the year-round life like when the tourists go home? What’s the real commute to the airport, the school, the hospital? Is it noisy at night, or in high season? This is a large part of what I do — I visit and film places off-peak, in the quiet months and after dark, so you see the honest version and not just the postcard.
4. Ignoring what’s attached to the property
A property in Spain doesn’t come alone. It comes with obligations, and some of them can become yours whether you meant to take them on or not. Community fees, for a start — what are they, and what do they cover? Outstanding debts are the big one: unpaid community charges or certain taxes can pass to the new owner, so you need those checked and cleared before you complete. Then the licences — is everything built and used legally?
And if letting the place is part of your plan, don’t assume you can. Whether a property can legally be rented out short-term depends on the region, the community rules and the paperwork, and it’s not something to hope about after you’ve bought. I’ve set out where things stand in Spain’s holiday-let and Airbnb laws. Check it before, never after.
5. Rushing, or buying on the “almost yes”
Most costly decisions here are made in a hurry — a fear that this is the one, that it’ll be gone tomorrow, that you have to act now. So people talk themselves into a property that’s a maybe. That’s the mistake. My rule is simple and I say it to everyone.
If it isn’t an enthusiastic yes, it’s a no. There’s always another property. There isn’t always another €30,000.
Something that’s almost right will nag at you for years, and the cost of getting out and doing it again dwarfs the cost of waiting. The market here is deep; another home will come. Take the time, sleep on it, and only move when you genuinely can’t wait to own it.
None of this is meant to frighten you off — quite the opposite. Buying here can be one of the best things you ever do, and every one of these mistakes is entirely avoidable with a bit of patience and the right people around you. That’s exactly what I’m here for. Have a look at how I help you buy, or book a call and we’ll talk it through, honestly, before you commit to anything.
General guidance (2026); every purchase differs — take independent legal and tax advice.
What this relates to
