Buying real estate on the Costa Brava

Prices by property type

Price ranges by size, property type and intended use.

Purchase prices on the Costa Brava vary significantly by property type, reflecting differences in size, land, privacy, and proximity to the coast. The following ranges are indicative of the broader market as of 2024–2025.

Apartments (flats): The most accessible entry point to the Costa Brava purchase market. According to Investropa (June 2025), apartment prices across the region range from approximately €2,825 to €2,988/m² on average, though prices in premium villages such as Begur or Cadaqués are substantially higher. A typical one- or two-bedroom apartment near the coast can be found from approximately €150,000–€350,000 EUR in more accessible towns, rising to €400,000–€800,000 EUR or more in sought-after locations.
Townhouses and semi-detached properties: A popular choice for buyers seeking more space and a garden without the cost of a detached villa. Prices typically range from approximately €300,000–€700,000 EUR depending on location, size, and condition. A corner townhouse 200 metres from the sea in Sant Antoni de Calonge, for example, is representative of this segment.
Detached villas: The premium segment of the Costa Brava market. Entry-level villas in less central locations start from approximately €500,000–€700,000 EUR, while well-positioned villas with sea views, pools, and quality finishes in towns such as Begur, Castell-Platja d'Aro, or Cadaqués regularly exceed €1,000,000–€3,000,000 EUR or more. Approximately 60% of luxury purchases above €600,000 EUR are completed in cash (source: Investropa, June 2025).
New-build properties: New developments are available in select municipalities. The average price of new-build homes in Girona province in 2023 was approximately €260,308 EUR per unit, though this figure reflects a wide range of locations and sizes (source: Costa Brava south property market, 2024). New builds attract 10% VAT plus 1.5% AJD rather than ITP.
Rural properties (masies / fincas): Traditional Catalan farmhouses and rural estates offer unique character and land. Prices vary enormously depending on size, condition, and location relative to the coast.

Prices and neighborhood profiles

Areas to compare by budget, lifestyle and purchase project.

The Costa Brava stretches along the Girona coastline from Blanes in the south to Portbou near the French border, encompassing a wide range of municipalities with distinct characters and purchase price levels. The following profiles are based on data from SpainHouses.net (April 2026) and Investropa (2025–2026).

Cadaqués: The most prestigious and expensive address on the Costa Brava. This whitewashed fishing village on the Cap de Creus peninsula commands prices of approximately €6,700–€7,435/m². Supply is extremely limited and the village is accessible only by a winding mountain road, which preserves its exclusivity. Ideal for buyers seeking a trophy property in an iconic setting.
Begur: A hilltop village with access to some of the coast's most beautiful coves (Aiguafreda, Sa Tuna, Aiguablava). Prices average approximately €5,980/m², with premium cove-side properties reaching significantly higher. Popular with French, Dutch, and Scandinavian buyers.
Palamós: An active fishing port with a strong local community and good amenities. Prices average approximately €6,965/m² according to SpainHouses.net (April 2026), reflecting strong demand for its authentic character and beaches.
Castell-Platja d'Aro: A well-established resort town with a wide range of property types from apartments to luxury villas. Average prices around €4,762/m². Popular with buyers seeking good infrastructure and proximity to the beach.
Palafrugell / L'Escala / Tossa de Mar: Mid-range coastal towns offering good value relative to the premium villages. Prices range from approximately €3,700–€4,200/m², attracting buyers seeking a balance between lifestyle and budget.
Roses / Lloret de Mar / Blanes: More accessible entry-level markets on the Costa Brava, with prices ranging from approximately €3,280–€3,440/m². These towns offer a wider choice of apartments and are popular with buyers seeking holiday properties at more accessible price points.
Sant Pere Pescador / Torroella de Montgrí: Inland or less-developed coastal areas offering the most affordable purchase prices on the Costa Brava, from approximately €2,000–€2,800/m².

Real estate market trends

Price dynamics, demand level and the most sought-after properties.

The Costa Brava property purchase market has demonstrated consistent upward momentum over recent years, underpinned by constrained supply and sustained international demand.

Price growth in 2024–2025: According to Investropa (June 2025), Costa Brava residential property prices have shown robust growth, with apartments increasing by approximately 2.7% year-on-year and houses appreciating by 4.1% as of early 2025. Apartment prices have climbed from approximately €2,750/m² in early 2024 to a range of €2,825–€2,988/m², while house prices have reached €2,473–€2,651/m².

Transaction volumes: In Q3 2024, home sales in Girona province (which encompasses the Costa Brava) rose by 10% to 3,382 transactions, marking the third-best quarter on record and standing 15% above the ten-year average (source: Girona province property market snapshot Q3 2024). In the first half of 2024, Girona province recorded 7,254 home sales, a slight year-on-year increase of 0.2% (source: Costa Brava south property market, 2024).

International buyers: Foreign buyers accounted for approximately 29% of transactions in Girona province in Q3 2024, down from 33% in 2023, though foreign sales remained 6% above the ten-year average (source: Girona province Q3 2024 snapshot). French buyers represent a significant share of international purchasers, attracted by the region's proximity to the French border.

Financing conditions: Mortgage applications in Girona province increased by 18% in Q1 2025 compared to the same period in 2024, reflecting improved financing conditions as Euribor stabilised (source: Investropa, June 2025). Approximately 60% of luxury segment purchases (properties above €600,000 EUR) are completed without financing.

Outlook: Market forecasts predict further price increases of 4–6% annually through 2025–2026, driven by limited coastal supply and continued buyer interest (source: Investropa, June 2025).

Total budget and taxes

Purchase price, taxes, fees and additional costs to anticipate.

When purchasing property on the Costa Brava, buyers must budget for acquisition costs that typically add 10% to 13% on top of the purchase price, depending on whether the property is a resale or a new build.

Resale property — ITP (Impuesto sobre Transmisiones Patrimoniales): In Catalonia, the property transfer tax on resale homes is 10% of the purchase price (source: SpainEasy, 2024). This is the single largest cost item.
New-build property — VAT (IVA) + Stamp Duty (AJD): New constructions attract 10% VAT plus 1.5% AJD (Actos Jurídicos Documentados) stamp duty (source: Solicitors in Spain, 2024).
Notary fees: Typically €1,500–€2,000 EUR for a resale transaction, depending on the property value (source: IMMO 365, 2024).
Land Registry fees: Approximately €800–€1,200 EUR, varying with the transaction amount.
Legal fees (solicitor/lawyer): Generally 1% to 2% of the purchase price plus 21% VAT (source: Lawants, 2024).
Gestor (administrative agent): A gestor handles tax filings and registration; fees typically range from €300–€600 EUR.

As an illustrative example, on a €400,000 EUR resale property in Catalonia, a buyer should anticipate approximately €40,000–€48,000 EUR in total acquisition costs on top of the purchase price (ITP: €40,000 EUR + notary, registry, legal fees).

Ongoing ownership costs to factor in after purchase include the annual Impuesto sobre Bienes Inmuebles (IBI — local property tax), community fees if applicable, and non-resident income tax (IRNR) for buyers who are not Spanish tax residents.

Purchase process

How the project unfolds from defining your criteria to receiving the keys.

Obtain your NIE: Apply for your Spanish tax identification number at a police station in Spain or at a Spanish consulate in your home country. This step should be initiated as early as possible, as it can take several weeks (source: Residaro, 2024).
Open a Spanish bank account: Required for payment of the purchase price and ongoing costs such as IBI and utility bills.
Property search and viewings: Work with local estate agents or a buyer's agent to identify suitable properties across the Costa Brava's diverse municipalities.
Instruct a lawyer (abogado): Appoint an independent Spanish lawyer before making any offer. Your lawyer will conduct all legal due diligence on your behalf.
Legal due diligence: Your lawyer requests the Nota Simple from the Land Registry to verify ownership, boundaries, and any charges or mortgages on the property. They also check planning permissions, community debts, and IBI payments (source: Residaro, 2024).
Make an offer: Negotiate the purchase price with the seller or their agent. Once agreed, the terms are formalised in writing.
Sign the Contrato de Arras (deposit contract): A private preliminary contract between buyer and seller. The buyer typically pays a deposit of around 10% of the agreed purchase price. If the buyer withdraws, the deposit is forfeited; if the seller withdraws, they must return double the deposit (source: Understanding the Deposit Contract, 2024).
Arrange financing (if applicable): If purchasing with a mortgage, submit your application to a Spanish bank and obtain a formal mortgage offer. The bank will commission an independent valuation.
Sign the Escritura Pública (notarial deed): The final deed of sale is signed before a Spanish notary. The balance of the purchase price is paid, usually by bank cheque. The notary reads the deed aloud and both parties sign (source: Strong Abogados, 2024).
Pay taxes and register the property: Within 30 days of signing, the applicable tax (ITP or IVA+AJD) must be paid to the Catalan tax authority. Your lawyer or gestor then registers the deed at the Land Registry, formally transferring ownership to you.

Required documents

The documents to prepare when buying and financing property locally.

Purchasing property on the Costa Brava requires buyers to gather a specific set of documents before and during the acquisition process.

NIE (Número de Identificación de Extranjero): A Spanish tax identification number for foreigners. This is mandatory for any property transaction, opening a Spanish bank account, and paying taxes. It can be obtained at a Spanish police station or through a Spanish consulate abroad (source: Residaro, 2024).
Valid passport or national identity document: Required at every stage of the transaction, including at the notary.
Spanish bank account: Most notaries and sellers require payment to be made via a Spanish bank cheque (cheque bancario). Opening a Spanish account is strongly recommended early in the process.
Proof of funds or mortgage pre-approval: Sellers and agents increasingly request evidence of financial capacity before accepting an offer.
Nota Simple: An extract from the Land Registry (Registro de la Propiedad) confirming the property's ownership, surface area, and any charges or encumbrances. Your lawyer will obtain this on your behalf (source: Residaro, 2024).
Cadastral reference certificate: Confirms the property's official description and rateable value with the Spanish cadastre.
Energy Performance Certificate (EPC / Certificado de Eficiencia Energética): Legally required from the seller for all property sales in Spain.
Community of owners certificate: For apartments or properties within a community, confirming there are no outstanding community fee debts.
Last IBI receipt: Proof that the annual local property tax has been paid by the seller.

For non-EU buyers, all personal documents may need to be officially translated into Spanish and, where required, apostilled under the Hague Convention (source: Mortgages in Spain for non-residents, 2024).

Legal and technical checks

Checks on title, land registry, compliance and the actual condition of the property.

Thorough legal and technical due diligence is essential before committing to a property purchase on the Costa Brava. Buyers should instruct an independent Spanish lawyer (abogado) to carry out the following checks before signing any binding contract.

Nota Simple (Land Registry extract): The first and most important check. This document confirms the legal owner of the property, its registered surface area and description, and any charges, mortgages, easements, or encumbrances registered against it. It is obtained from the Registro de la Propiedad and should be requested as soon as a property is identified (source: Residaro, 2024).
Cadastral certificate: Cross-references the Land Registry data with the Spanish cadastre to verify the property's official boundaries, built area, and rateable value. Discrepancies between the cadastre and the Land Registry should be investigated.
Planning and urban status: Your lawyer must verify that the property has all required building licences (licencia de obras) and a certificate of first occupation (cédula de habitabilidad or licencia de primera ocupación). Properties built without proper authorisation, or on land classified as non-buildable, carry significant legal risk.
Outstanding debts: The seller must provide evidence that all IBI (local property tax) payments are up to date, that there are no outstanding utility debts, and — for properties within a community of owners — that all community fees have been paid (source: Lawants, 2024).
Community of owners (comunidad de propietarios): Request the minutes of recent community meetings and the community's accounts to identify any planned major works or special assessments that could result in significant future costs for the buyer.
Seller's identity and capacity: Your lawyer will verify that the seller is the registered owner and has the legal capacity to sell (e.g., checking for any power of attorney, inheritance issues, or co-ownership complications).
Technical survey: While not legally mandatory in Spain, commissioning an independent structural survey (informe técnico) by a qualified architect or surveyor is strongly recommended, particularly for older properties or those requiring renovation. This identifies structural defects, damp, or illegal extensions before purchase.
Energy Performance Certificate (EPC): The seller is legally required to provide a valid EPC. Review the energy rating as it may affect future renovation obligations and running costs.

Non-resident financing

Deposit, mortgage, supporting documents and constraints specific to foreign buyers.

Non-resident buyers — including French nationals purchasing a second home or investment property on the Costa Brava — can access Spanish mortgage financing, though on terms that differ from those available to Spanish residents.

Eligibility: Spain welcomes foreign buyers, and non-residents are fully entitled to purchase property and apply for a Spanish mortgage. A non-resident is generally defined as someone who spends fewer than 183 days per year in Spain or whose primary tax residence is outside Spain (source: PTI Returns, 2024).
Loan-to-Value (LTV): Spanish banks typically lend non-residents a maximum of 60% to 70% of the property's appraised value, compared to up to 80% for residents. A buyer purchasing at €500,000 EUR might therefore borrow up to €350,000 EUR and must provide the remaining €150,000 EUR plus all acquisition costs from their own funds (source: Spanish Mortgage Factsheet 2025).
Interest rates (2024–2025): Non-residents can expect rates in the range of 3.5% to 5% depending on the lender and individual financial profile. Variable-rate mortgages are typically priced at Euribor plus a margin of approximately 1%–1.5%. Fixed-rate products offer payment certainty and are popular with international buyers (source: Spanish Mortgage Guide 2025).
Mortgage term: Loan terms for non-residents are generally shorter than for residents, commonly up to 20–25 years, and subject to the borrower's age at the end of the term.
Required documents for a mortgage application: Passport and NIE, last two to three years of tax returns, recent payslips or proof of income, bank statements, and details of the property (preliminary purchase agreement and valuation). All documents must be officially translated into Spanish (source: Mortgages in Spain for non-residents, 2024).
Spanish bank account: Opening a Spanish bank account is a prerequisite for mortgage disbursement and ongoing payments.

Given the complexity of cross-border mortgage applications, many non-resident buyers engage a specialist mortgage broker with experience in the Spanish market to compare products across multiple lenders.

Investment and rental potential

Rental demand, rents, indicative yield and rules to anticipate.

The Costa Brava is one of Spain's most sought-after coastal regions for property investment, combining strong capital appreciation potential with an active short-term rental market driven by tourism.

Rental yield potential: According to Investropa (2026), most apartment investments on the Costa Brava fall within a realistic gross yield range of 4.5% to 6.5%, depending on the specific town and property type. IMMO 365 similarly estimates an average annual return of between 4% and 6% for landlords on the Costa Brava.

Capital appreciation: The market has delivered consistent price growth, with forecasts of 4–6% annual price increases through 2025–2026 (source: Investropa, June 2025). Premium locations such as Begur and Cadaqués have historically outperformed the regional average.

Tourism demand: The Costa Brava attracts millions of visitors annually, generating strong demand for short-term holiday accommodation. Rental periods are most intense during the summer high season, with occupancy rates and nightly rates peaking between June and September.

Regulatory environment: Buyers intending to let their property as a tourist rental must obtain a Llicència d'habitatge d'ús turístic (tourist accommodation licence) from the Catalan authorities. Regulations governing tourist rentals have tightened in recent years across Catalonia, and buyers should verify the licensing status and local municipal rules before purchasing with a rental strategy in mind.

Key investment considerations:

Location relative to the coast and amenities is the primary driver of both rental income and resale value.
Properties in well-connected towns with year-round appeal (such as Palafrugell, Begur, or Castell-Platja d'Aro) tend to offer more stable occupancy than purely seasonal resorts.
Management costs, community fees, tourist licence fees, and non-resident income tax must be factored into net yield calculations.

Negotiation method

Fair-price analysis and arguments used to defend the purchase offer.

Negotiating a property purchase on the Costa Brava requires an understanding of local market dynamics, which currently favour sellers in the most sought-after coastal locations.

Market context: Prime coastal segments of the Costa Brava operate with very tight supply — institutional commentary suggests the equivalent of fewer than four months of inventory in premium areas, which typically gives sellers the upper hand in negotiations (source: Investropa, 2026). The share of listings with price reductions remains relatively low for well-located properties, though renovation-heavy homes and those in less accessible locations show more price flexibility.

Practical negotiation approach:

Research comparable sales: Before making an offer, analyse recent transaction prices for similar properties in the same municipality. Your lawyer or buyer's agent can provide comparable data from the Land Registry and portals such as Idealista.
Assess the seller's motivation: Properties that have been on the market for an extended period, or where the seller is relocating, may offer more room for negotiation.
Make a written, documented offer: Offers should be submitted in writing, clearly stating the proposed price, any conditions (subject to survey, subject to mortgage), and a proposed timeline. This demonstrates seriousness and creates a clear record.
Negotiate beyond price: In a competitive market, buyers can differentiate their offer through flexibility on completion dates, reduced conditions, or a larger deposit. Sellers may value certainty of completion over a marginally higher price from a less prepared buyer.
Engage a buyer's agent: A local buyer's agent or personal shopper with market knowledge can negotiate on your behalf and identify opportunities as soon as they are listed.
Formalise the agreement promptly: Once a price is agreed, move quickly to sign the Contrato de Arras to secure the property. In a competitive market, delays risk losing the property to another buyer.

Fees and service scope

Remuneration model, included services and possible additional costs.

When buying property on the Costa Brava, buyers will typically engage several professionals whose fees form part of the total acquisition cost.

Estate agent (inmobiliaria): In Spain, estate agent commissions are traditionally paid by the seller, not the buyer. Agency fees typically range from 3% to 6% of the sale price, depending on the agency and the property (source: How Much Are Estate Agent Fees in Spain, 2024). Buyers should confirm the commission arrangement with the agent at the outset.
Buyer's agent / personal shopper: Some buyers choose to engage a dedicated buyer's agent to search, shortlist, and negotiate on their behalf. A buyer's agent typically charges the buyer up to 3% of the final purchase price (source: Real Estate Commissions in Spain, 2024). This service is particularly valued by non-resident buyers unfamiliar with the local market.
Independent lawyer (abogado): Legal fees for a property purchase in Spain generally range from 1% to 2% of the purchase price, plus 21% VAT. The lawyer conducts due diligence, reviews contracts, liaises with the notary, and oversees tax payment and registration (source: Lawants, 2024).
Notary: Notary fees are set by a regulated scale and typically amount to a minimum of €1,500 EUR for a standard residential purchase, rising with the transaction value (source: IMMO 365, 2024). The notary is chosen by the buyer in Spain.
Land Registry: Registration fees are also scale-based and typically range from €800–€1,200 EUR for a standard transaction.
Gestor (administrative manager): A gestor handles the administrative filing of taxes and registration documents. Fees are generally €300–€600 EUR.
Mortgage broker (if applicable): Specialist brokers may charge a fee of approximately 1% of the loan amount, though some operate on a lender-paid commission basis.

Buyers should request a written fee schedule from each professional before engagement and ensure all fees are clearly stated in the relevant contracts.