In Catalonia, only agents registered with AICAT (Registre d’Agents Immobiliaris de Catalunya) and holding an API license are legally authorized to provide real estate services. This registration ensures the agent meets training requirements, has professional liability insurance, and complies with consumer protection rules.
Working with a licensed agent means your contracts are valid, deposits are handled correctly, and you have legal recourse in case of disputes.
Some unlicensed intermediaries operate in the “grey market,” offering deals without proper registration. While they may appear cheaper, clients risk signing agreements that don’t comply with Catalan law, making them difficult to defend if challenged.
The Catalan government is tightening oversight of real estate activities, increasing fines for unlicensed practice. Choosing an API/AICAT agent is the safest way to protect your interests.
The NIE is Spain’s foreigner identification number, essential for buying property, paying taxes, or even setting up utilities. It can be obtained at the local police station in Spain or at a Spanish consulate abroad. We guide clients through the process to make sure it’s quick and stress-free.
To open a bank account in Spain you usually need your passport, NIE number, proof of address, and in some cases proof of income (like an employment contract or tax return). Requirements vary between banks, but we help clients choose the right bank and prepare all documents in advance to avoid delays.
Yes, non-EU citizens can currently buy property in Spain without restrictions, and the process is similar to that for EU citizens. You will need a NIE number and usually a Spanish bank account to complete the purchase. Technically, it is possible to transfer funds via a notary without opening a local account, but this route is riskier and we strongly advise against it.
It is also important to note that the Spanish government has announced draft laws aimed at limiting property purchases by non-resident non-EU nationals. One proposal would raise the property transfer tax up to 100% of the property’s value, inspired by measures already applied in Denmark and Canada. These measures are not yet law, but the situation is evolving and changes may occur in the coming years.
For this reason, it’s advisable to work with a professional advisor who can guide you through the process and help mitigate risks linked to changing legislation.
While it’s not legally required, having a Spanish will is highly recommended if you own property in Spain. Without it, your estate may be settled under the laws of your home country, which can cause delays, higher costs, and complications for your heirs. A simple Spanish will, drafted in line with EU succession rules, makes the inheritance process much faster and easier for your family.
When buying property in Spain, you should budget an additional 10–13% of the purchase price for taxes and fees. The main costs are:
Property Transfer Tax (ITP) for resale homes: usually 10% in Catalonia (varies by region).
VAT + Stamp Duty (IVA + AJD) for new builds: 10% VAT + 1.5% AJD in Catalonia.
Notary and Land Registry fees: around 1–2% combined, depending on property value.
Legal and advisory fees: typically 1–2%, depending on services.
Some buyers try to reduce costs through “grey zone” practices (e.g. under-declaring the purchase price), but these are risky and can lead to severe fines. It’s always safer to declare the full value and work with a professional team.
The Spanish government is also actively reviewing housing taxation — proposals include raising taxes on non-resident buyers and increasing VAT on certain property types (like tourist flats). While these changes are not yet law, it’s important to stay updated, as regulations can shift quickly.
We make sure our clients understand the full picture before signing, avoiding unpleasant surprises.
Owning property in Spain comes with several recurring expenses:
IBI (Impuesto sobre Bienes Inmuebles): the annual municipal property tax, usually 0.4–1.1% of the cadastral value (not the market value). In Catalonia this often works out to €500–€1,500 per year for an average apartment.
Community fees (gastos de comunidad): paid if your property is in a building or development with shared areas (e.g. pool, gardens, garage). Ranges from €50–€250 per month, depending on services.
Utilities (electricity, water, gas, internet): typically €100–€250 per month for an average household.
Non-resident income tax (IRNR): even if you don’t rent your property, non-resident owners must declare a small imputed rental income annually.
Some owners try to skip registering or under-declaring these costs, but municipalities are increasingly digitizing records and coordinating with the tax office. Failing to comply can lead to fines and back payments.
Spain is also introducing stricter rules on vacant properties and higher taxes for owners of multiple homes left empty, as part of its housing affordability strategy. This makes proper planning even more important.
We provide clients with clear annual cost forecasts so there are no surprises after purchase.
When you move into a property in Spain, utilities can either be transferred from the previous owner/tenant or set up as new contracts in your name. You’ll need your NIE, passport, Spanish bank account, and proof of address to complete the process.
Electricity & gas: supply can usually be switched within a few days. You’ll also be asked to choose a power capacity (kW), which affects your monthly bill.
Water: handled by the local municipality or water company, activated after presenting your empadronamiento and ID.
Internet/TV: providers require NIE, bank details, and a valid address; installation often takes 1–2 weeks.
Many newer residential buildings in Catalonia, especially around Barcelona and Sant Cugat, include shared amenitiessuch as:
Swimming pool and garden areas – very common in family-oriented developments.
Underground parking and storage rooms (trasteros) – usually one space per apartment, sometimes more.
Playgrounds, gyms, or padel courts – popular in larger communities.
Concierge or porter services – found in higher-end buildings.
These extras are covered by community fees (gastos de comunidad), which vary depending on the services.
With the shift towards energy efficiency, more new developments also include solar panels, central heating/cooling systems, and EV charging points.
When you agree to purchase a property in Catalonia, you typically sign a deposit contract (contrato de arras) and pay around 10% of the purchase price as a deposit. This amount is held as a guarantee for both parties: if the buyer backs out without legal cause, the deposit is lost; if the seller withdraws, they must return double the amount.
Some sellers may ask for a smaller initial reservation fee (usually €3,000–€6,000) to take the property off the market while contracts are prepared. This is common, but it should always be clearly documented in writing.
Avoid practices like paying deposits in cash without proper receipts or agreements. These create unnecessary risk and may not be enforceable in court.
In Catalonia, landlords must collect a mandatory deposit equal to one month’s rent for long-term rental contracts. This deposit is registered with the public body INCASÒL (Institut Català del Sòl) and returned to the tenant at the end of the contract if the property is in good condition and all payments are up to date.
For temporary or seasonal rentals, the deposit can be higher (often two months’ rent). Landlords may also request additional guarantees, such as a bank guarantee or extra months of rent in advance.
In Catalonia, the enrolment process depends on the type of school:
Public and concertada schools: Families apply through the official preinscripció escolar system, usually open in March–April for the following academic year. Allocation is based mainly on the family’s registered address (empadronamiento), siblings already enrolled, and other priority criteria. Being officially registered in the municipality is essential to access schools in your catchment area.
International schools: Applications are made directly to the school. Each school sets its own admissions process, deadlines, and fees, often starting almost a year in advance.
Some families try to use second addresses to secure places in top public schools, but authorities cross-check registrations, and fraudulent applications risk losing the place.
For a deeper look at public, concertada, and international options, see our full Guide on Schools in Catalonia.
It depends on your residency status.
EU citizens: If you’re registered in Spain and contribute to social security (through work or as autónomo), you have access to the public healthcare system. Until then, private health insurance is required for residency applications.
Non-EU citizens: To obtain residency (including student visas, non-lucrative visas, etc.), you must present proof of comprehensive private health insurance with no co-payments.
Sant Cugat del Vallès, along with nearby towns like Valldoreix, Bellaterra, and parts of the Maresme coast, is considered very safe and family-friendly. Crime rates are lower than in central Barcelona, and most incidents are limited to petty theft. These towns are popular with families who value security, green spaces, and a close-knit community feel.
While some online forums exaggerate safety concerns, the reality is that Sant Cugat consistently ranks among the safest municipalities in Catalonia. Still, as in any urban area, it’s wise to take basic precautions.
Local authorities continue to invest in security measures and community policing, responding to the growing number of international families settling here. This keeps the area attractive both for living and for long-term property investment.
In Barcelona and international areas like Sant Cugat or Castelldefels, you’ll find many professionals, schools, and services that operate in English. Younger generations and people working in tourism or business often speak it well.
However, in everyday life, Catalan and Spanish are the main languages, and English is not always spoken in local shops, public offices, or smaller towns. Learning some basics of Spanish (and even Catalan) will make daily life much easier and help you integrate faster.
Some newcomers try to rely only on English, but this can lead to frustration with bureaucracy and limit school or social options.