Buying a home in Mallorca as a foreign buyer is a well-trodden path: EU citizens can buy freely with a passport and an NIE number, and non-EU buyers — including UK citizens after Brexit — face only a few additional formalities. What catches buyers out is rarely eligibility; it is sequencing. The purchases that go wrong are usually the ones where money was committed before the checks were done.
This guide walks through the process in the order it actually happens, from preparation to the notary deed, so you know what to arrange before you fall in love with a property.
Step 1 — Preparation (1 to 6 weeks)
Before making any offer you need three things: an NIE (the foreigner identification number, mandatory for any property purchase), an independent lawyer who represents only you, and documented proof of funds — Spanish anti-money-laundering rules require you to show the origin of the money, for example tax returns, an asset sale or bank statements. If you need financing, obtain a mortgage pre-approval now, not later.
The NIE is applied for with form EX-15, a valid passport, an economic justification and form 790-012 (fee 9,84 €). You can apply through the National Police in Spain, a Spanish consulate abroad, or a representative with a specific power of attorney. In practice the NIE often dictates the whole timeline, so start it first.
Step 2 — Offer and reservation
Offers are made in writing and should cover price, what furniture is included, timings and any conditions. A reservation payment then takes the property off the market. Be careful with 'non-refundable' wording: never accept it without clear conditions — the reservation should be conditional on satisfactory legal review and, if relevant, financing.
Step 3 — Due diligence (1 to 3 weeks)
Your lawyer verifies the property before you sign anything binding: the Land Registry extract (nota simple), the Catastro, planning status, the community of owners, occupancy status, and any debts or charges. Rural properties take longer. The critical point: these checks should be completed before the arras contract, because after arras, walking away costs real money.
Step 4 — The arras contract
The arras is the private purchase contract, customarily signed with a 10% deposit. There are three types with different legal effects — confirmatorio, penitencial and penal. Under the common arras penitenciales (article 1454 of the Civil Code), a buyer who withdraws loses the deposit, and a seller who withdraws returns double. If you depend on a mortgage, insist on a financing condition: without it, a mortgage rejection does not release you from the contract.
Step 5 — Notary deed and closing (4 to 8 weeks after arras)
The purchase completes before a Spanish notary, who verifies identity, title and charges. Payment is made by OMF bank transfer or banker's draft, and keys and possession are handed over at the table. If you cannot travel, the entire purchase — NIE, bank account, arras, deed and taxes — can be handled by a representative with a properly drafted power of attorney.
After closing, taxes must be filed within one month (with ATIB, the Balearic tax agency), the deed is registered at the Land Registry, and utilities, community and town hall are transferred. A cash purchase typically takes 4 to 8 weeks from arras to deed; with a mortgage, 6 to 12 weeks.
Where to start your search
Process aside, the harder question is usually where and what to buy. Most international buyers start in the established southwest — areas like Santa Ponsa and Port d'Andratx — but the right area depends on how you will use the home. Tell us your requirements once and we search listed and off-market properties across the island, free for buyers.
This guide is general information, updated July 2026. It is not legal or tax advice. Rules and rates change; always verify the specifics of your purchase with an independent lawyer and tax advisor before committing.