Purchasing Guide

At Atipika, we understand that each real estate transaction is unique. That's why we offer a personalized and comprehensive service for both buyers and owners who want to sell their property. Our team individually analyzes each property, assessing its price, location, condition, and market potential, to ensure clear, safe, and profitable transactions.

Services for buyers

Assigned personal manager
We assign you a specialized advisor who will study your profile, needs, and preferences to optimize the search and selection process.
Time savings and direct access to the product
Our entire portfolio consists of properties for sale directly from the owner, without intermediaries, allowing us to act quickly and transparently.
Complete documentation from the beginning
We have all the necessary legal and technical documentation to avoid unforeseen events and facilitate the analysis of each property from the first visit.
Real-time updates
Our internal management system allows us to update the availability and conditions of each property immediately, avoiding wasted time on outdated products.

Services for sellers

Comprehensive operation preparation
We take care of collecting and organizing all the necessary documentation: property title, habitability certificate, energy certificate, deeds, etc.
We handle the down payment contract, the earnest money, and we are present at the notarial signing to ensure that the entire process is carried out without incidents.
Post-sale advice
We offer legal and technical support even after the sale, resolving any queries that may arise after the transaction.
Complete asset management
For owners who want to make their investment profitable, we offer a comprehensive administration service that includes:
- Rental management (long-term, temporary, or flexible).
- Maintenance and conservation of the property.
- Payment control and profitability.
- Legal and tax representation with third parties.

We have a specialized department for international owners, with which we act as a trusted partner to manage your assets in Barcelona and its surroundings, ensuring high profitability with total peace of mind.

Before starting the purchase of a property, it is essential to define the purpose of the acquisition: will it be your primary residence or a real estate investment?
This starting point will condition the criteria to be considered and the type of product to be selected.

If the property is for personal use

In addition to objective factors such as size or location, subjective elements that depend on your lifestyle, personal preferences, and family needs also influence. We recommend taking into account:

Space distribution, beyond square meters
Prioritize functionality over the usable square footage. New construction homes tend to have more efficient layouts and fewer hallways, even though they may seem smaller in size.
Type of building
Are you looking for the charm of a modernist building or the comfort of a new construction? Consider the building's condition, whether it has been renovated, if it has an elevator, common areas, or additional services.
Orientation and energy efficiency
A south orientation provides natural light, but it can increase energy consumption in summer. Analyze how orientation affects depending on the type of construction and the building's insulation.
Property condition: renovated or needs renovation
Evaluate the quality of the existing renovation or calculate the necessary budget if renovations are required. At Atipika, we have the best professionals in renovations, interior design, and decoration, and we can take care of comprehensively managing any type of project to adapt it to your needs.
Parking or transportation access
The parking space may be included in the deed or purchased separately. In most areas, there are nearby parking options for purchase or rent — including municipal parking lots with competitive rates and good amenities.
Personal factors
Proximity to family, quick access to work, proximity to educational centers, sports facilities, health services, or shops are aspects that can tip the balance.

If the property is for investment

Here, the analysis will be more strategic and less emotional. You should pay special attention to:

Location and attractiveness of the area
Growing areas, well-connected, and with complete services are more stable and offer better prospects.
Urban planning projects
Be attentive to future improvements or developments in the area that could increase the asset's value.
Relationship between purchase price and expected profitability
An optimal investment should offer, at least, a 5% annual net return, although this will depend on the type of property and the target tenant profile.
Rental potential
Analyze the rental demand in the area, average prices, type of tenant, and market trends.

Need personalized advice?
We help you analyze all these variables with technical, commercial, and tax criteria.
Contact us for a direct consultation

Defining clearly your maximum purchase budget is an essential step to narrow down the search and ensure a financially viable operation.

Buying with a mortgage?

If you are going to finance the operation with a mortgage loan, we recommend taking into account the following aspects:

Recommended debt-to-income ratio
Ideally, the monthly mortgage payment should not exceed 40% of your monthly net income.
To calculate it: divide your annual net income by 12 and multiply it by 0.4. That will be the maximum advised monthly amount.
Contribution of personal savings
Add to this amount your available savings, which will allow you to finance part of the price and cover associated expenses.
Purchase expenses
You should consider an additional cost of approximately 12% of the purchase value, which includes:
- Property Transfer Tax (ITP) or VAT, depending on the case.
- Notary, registration, and management fees.
- Possible fees or charges according to the autonomous community.

In some cases and depending on the appraisal value, a portion of these expenses can be integrated into the mortgage, although currently it is not common for them to be fully financed.

At Atipika, we help you calculate these amounts accurately and identify the best opportunities according to your financial capacity.

At Atipika we offer a preferential financing service for our clients, with access to the best mortgage conditions in the market.

We provide personalized advice according to your financial goals and personal situation, whether you are a resident or non-resident. We collaborate with the main national banks and international financial entities, which allows us to present you with credit options tailored to each profile and need.

Our team will guide you through the entire process so that you can make informed decisions with complete legal and economic security.

If you have visited our website and have identified properties that interest you, we recommend taking note of the references and contacting our team. We will provide you with detailed information, answer your questions, and help you select the most suitable option.

If you are outside the area or reside abroad, you can send us an email directly or through the website. It is the most agile and effective way to start the process.

We can also schedule a video call or online meeting. We have extensive experience in remote sales and can accompany you throughout the process in a safe and professional manner.

Once you identify the right property, we will help you formulate the offer, negotiate the conditions, and close the operation satisfactorily for all parties involved.

Once the buyer, owner, and Atipika have agreed on the price, deadlines, and general conditions of the sale, it is time to formalize the legal process.

Next, we explain the different phases that may take place. Keep in mind that each operation can be adapted to the particular circumstances of the parties involved.

1. Reservation document

It is a preliminary and optional document that establishes:

The agreed price.
The maximum deadline to formalize the down payment (usually 15 days).
The condition that the property will be free of charges at the time of the deed.

The reservation temporarily blocks the commercialization of the property, although it does not yet imply a legally binding commitment on the part of the owner.

2. Down payment contract

Once the buyer has 10% of the total price, the down payment can be made directly after the reservation period. This document does represent a firm commitment to purchase within a specified period.

It is governed by Article 1454 of the Civil Code:

If the buyer backs out, they lose the amount paid.
If it is the owner who fails to comply, they must return double the amount received.

The down payment clearly establishes the object, price, deadlines, and conditions, and serves as the legal basis to move towards the public deed.

3. Purchase option

It is a more flexible agreement, ideal for operations where the buyer needs additional time. A rental is agreed upon for a specified period, at the end of which the purchase can be formalized. A portion of the monthly payments made is deducted from the purchase price.

This type of operation may or may not include a down payment and allows for customizing multiple conditions: duration, final price, amount to be deducted, penalties, etc. Atipika acts as a mediator between the parties to structure a clear and balanced agreement.

4. Public deed of sale

When both parties are ready, the deed is signed before a notary, detailing:

Identity of the buyer and seller.
Legal description of the property.
Final price.
Distribution of taxes and associated expenses.

The owner must present at the time:

Certificate that the property is free of charges and up to date with payments (property tax, community fees, utilities).
Habitability certificate
Energy efficiency certificate.

5. Additional documentation for non-residents

If any of the parties do not reside in Spain, they must provide:

NIE (Foreigner Identification Number).
Identification document with photo and signature (passport or equivalent).
In some cases, a residence certificate with the NIE incorporated.

Important: The notary will not authorize the signature if the documentation presented by the owner is incorrect, incomplete, or if they do not appear at the time of signing.

To formalize the public deed of sale, the owner must present the following mandatory documentation. It is advisable to start gathering it as soon as the decision is made to put the property up for sale, in order to avoid delays.

Essential documentation:

Valid habitability certificate
Mandatory document in Catalonia that certifies that the housing meets the minimum requirements to be inhabited. It must be valid and in original format.
Energy efficiency certificate (CEE)
Mandatory since June 1, 2013 according to European regulations. Classifies the property according to its energy consumption. Must be issued by a competent technician and duly registered with the autonomous administration.
Certificate of debts with the community
Original document signed by the property manager and the community secretary certifying that the owner is up to date with payments up to the signing date.
Certificate of mortgage debts (if applicable)
If there is an outstanding mortgage, the owner must request a certificate of updated debt from their bank. The pending amount will be deducted directly from the price at the time of signing.
Atipika will accompany you throughout the process to coordinate the registry cancellation and avoid any unforeseen events.
Proof of the last property tax receipt
The owner must present the receipt of the last payment of the Property Tax. The notary will verify that there are no outstanding debts before authorizing the deed.

Additional aspects to consider:

Payment method:
All payments must be made by certified bank check or transfer with proof, as agreed.
Key handover:
At the signing, the key copy can be handed over or a vacation date can be agreed upon if the property is still occupied.
Simple copy of the deed:
The notary will provide a simple copy after signing, so that both parties can carry out the tax procedures and payment of corresponding taxes.

Once the sale is formalized before a notary, both the buyer and the seller must face a series of tax obligations and associated expenses.

At Atipika, we offer you the support of tax, legal, and financial experts to ensure a correct and efficient management, tailored to each case.

Taxes and expenses for the seller

Municipal capital gains tax (Tax on the Increase in Value of Urban Land - IIVTNU)
It must be paid within 30 natural days after the signing of the deed. The amount is calculated by the municipality based on the time of ownership and the land's revaluation.
Capital gains (IRPF)
The seller must declare in their next income tax return the gain obtained, calculated by the difference between the purchase price and the selling price.

Tax scale:
- Up to €6,000: 19%
- From €6,000 to €50,000: 21%
- More than €50,000: 23%
Exceptions:
- Exemption for reinvestment in the habitual residence if another property is purchased within the following two years.
- Exemptions based on age, dependency, or disability, according to current regulations.
In the case of non-resident sellers:
- A 3% of the selling price will be withheld at the time of signing, as an advance payment of the NRI (Non-Resident Income Tax).
- The notary may also withhold the estimated amount of the municipal capital gains tax to ensure its settlement before leaving the country.
- This withholding is recoverable based on the tax agreement between Spain and the country of residence, provided it is documented.

Taxes and expenses for the buyer

If the property is new construction:

VAT (Value Added Tax): 10% on the purchase price.
Stamp Duty (AJD): an additional 1% for the elevation to a public deed.

If the property is second-hand:

Property Transfer Tax (ITP): 10% on the notarized price.
AJD: also applies 1% in some cases, depending on the transaction (e.g., if there is mortgage financing).

Other associated expenses:

Notary, registration, and management fees: vary depending on the property price and if a banking entity is involved. It is recommended to estimate an additional 1%.

In total, the buyer must anticipate between 11.5% and 12% of the property value in taxes and additional expenses.

If the buyer is a non-resident:

They must obtain a NIE (Foreigner Identification Number).
Present an official document with photo and signature (passport).
All taxes derived from the transaction are paid in Spain, in accordance with current legislation.

At Atipika we offer a comprehensive service of renovations and architecture completely tailored to your needs, whether you are in Spain or living abroad. We have a team of experts in construction, interior design, and architecture, as well as a network of top-level collaborators.

We manage renovation projects of any scale, from small adaptations to complete constructions or turnkey developments.

Complete or partial renovations.
Bespoke interior design and decoration.
Adaptation of properties for commercial use, offices, or retail spaces.
Remote monitoring through video calls and digital tools.
Execution and budget control with full transparency.

We take care of every phase of the project, ensuring a result that meets your expectations, with quality materials and adherence to deadlines.

Contact us for a personalized proposal

In Catalonia, both the buyer and the seller must consider the following taxes and key aspects:

IRPF (Personal Income Tax)
It taxes the capital gain obtained from the sale. Brackets in 2025:

Up to €6,000: 19%
From €6,001 to €50,000: 21%
From €50,001 to €200,000: 23%
More than €200,000: 26%

Applicable exemptions:

Individuals over 65 years old selling their primary residence.
Reinvestment in a new primary residence within a maximum period of two years.
Individuals over 65 years old allocating the amount to a life annuity (limit: €240,000 and term: 6 months).

Municipal Capital Gains Tax (IIVTNU)
Municipal tax on the increase in land value. It can be calculated:

By objective method (cadastral value and years of ownership).
By real method (difference between purchase and sale price).

Exemptions:

Sales with capital losses.
Transfers due to divorce between spouses.

ITP (Property Transfer Tax)
Payable by the buyer, but relevant for transactions between individuals.

New brackets from March 2025:

Up to €600,000: 10%
From €600,001 to €900,000: 11%
From €900,001 to €1,500,000: 12%
More than €1,500,000: 13%

Special rate of 20%:

For large property owners.
Or for purchases of entire residential buildings, even if the buyer is not a large owner (except for exceptions).

Individuals over 65 years old:
The tax exemption for primary residence applies if they have resided in it for the last three years. To opt for a life annuity, the operation must be formalized within a maximum period of six months and not exceed €240,000.

Check here the updated tax changes in Catalonia

For more information and related procedures, you can consult the Tax Agency of Catalonia.

En los últimos años, Cataluña ha implementado modificaciones fiscales que afectan directamente a las operaciones de compraventa inmobiliaria, tanto para residentes como para no residentes. Conocer estas implicaciones le permitirá anticipar costes, optimizar su inversión y evitar imprevistos legales o tributarios.

Entre los aspectos más relevantes a tener en cuenta:

Revisión del ITP (Impuesto de Transmisiones Patrimoniales) y el AJD (Actos Jurídicos Documentados), con medidas específicas en zonas calificadas como mercados tensionados.
Posibles bonificaciones o limitaciones fiscales según el tipo de comprador (menores de 33 años, personas con discapacidad, compradores de vivienda habitual, etc.).
Cambios en la fiscalidad para compradores no residentes, con especial énfasis en la gestión del NIE, las retenciones fiscales y la aplicación de convenios bilaterales para evitar la doble tributación.
Normas específicas sobre vivienda habitual, reinversión y beneficios fiscales para transmisiones vinculadas a herencias o donaciones.

En Atipika le ofrecemos asesoramiento fiscal especializado, adaptado a su perfil y al tipo de operación, para garantizar que su compra se realice con total seguridad y con la mejor optimización tributaria posible.

Lea el artículo completo sobre los cambios fiscales en Cataluña

In the Balearic Islands, specific taxes are also applied that must be taken into account according to the type of operation, and they have some differences with Catalonia:

Personal Income Tax (IRPF)
2025 brackets:

Up to €6,000: 19%
From €6,001 to €50,000: 21%
From €50,001 to €200,000: 23%
From €200,001 to €300,000: 27%
More than €300,000: 30%

Exemptions:

Main home sold by individuals over 65 years old.
Reinvestment in a new main home (within two years).
Lifetime income up to €240,000, within six months from the sale.

Municipal Capital Gains Tax (IIVTNU)
Same calculation methods as in Catalonia:

Objective system (cadastral value).
Real system (transmission price).

Exemptions:

Sale with patrimonial loss.
Divorces with transfers between spouses.

Property Transfer Tax (ITP)
Paid by the buyer. General brackets:

Up to €400,000: 8%
From €400,001 to €600,000: 9%
From €600,001 to €1,000,000: 10%
From €1,000,001 to €2,000,000: 12%
More than €2,000,000: 13%

Reduced rates and exemptions:

4% for main home below €270,151.20 (with requirements).
Total exemption for individuals under 30 years old.
50% reduction for individuals under 35 years old (up to 40 in certain cases).

Individuals over 65 years old:
Same conditions as in Catalonia for exemptions on main home and establishment of lifetime income.

General recommendations:

Always keep invoices and receipts for purchases, renovations, and expenses.
Seek professional tax advice tailored to your profile.
Strictly comply with official deadlines to avoid penalties.
If you reside abroad, remember that you must apply for a NIE and that taxation will be in Spain.

Contact us for personalized tax advice

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Purchasing Guide