Larraín Nesbitt Lawyers is a Marbella-based independent law firm specialized in property conveyancing, taxation, litigation, probate and succession. Expert native English-speaking lawyers and economists blend legal and practical advice providing tailored assistance on your matter. Our range of services cover the greater Marbella area, Sotogrande and Costa del Sol.


The firm focuses advising foreign investors on acquiring residential property in Spain both from a legal and fiscal point of view. Our no-nonsense approach to business coupled with our commitment to clients ensures easy-going transactions. We pride ourselves in putting our clients’ interests at the forefront of everything we do.


Larraín Nesbitt Lawyers, your legal partner in Spain.

Last Article:

8 things to look out for on buying property in Spain

Raymundo Larraín Nesbitt, April, 7. 2026

Marbella-based Larraín Nesbitt Abogados (LNA) has over 23 years of experience at your service. We offer a wide range of 60 legal and corporate services. Our team of native English-speaking lawyers and economists have a long track record of successfully assisting expats all over Spain.

You can review here our client’s testimonials.

Article copyrighted © 2026. Plagiarism will be criminally prosecuted

Inset photo: Cala D'Hort, Ibiza

By Raymundo Larraín Nesbitt
Director of Larraín Nesbitt Abogados
8th of April 2026

Introduction

Spring is upon us and with it comes the best sales season. With this in mind, we’ve published a short article supplying a few basic pointers - by no means exhaustive - that buyers should be mindful of. Happy house-hunting!

 

Eight tips on buying property in Spain

 

  1. Independent legal representation

If you are a foreigner, you are strongly advised to hire an abogado (lawyer) to represent your interests. Banks and Spanish notaries are neutral public officials who verify the legality of documents but do not perform a due diligence on your behalf. Hiring an independent Spanish lawyer (abogado) ensures your interests are exclusively represented during contract reviews and background checks. Lawyer’s fees are 100% tax-deductible (on selling). If there is one thing you should take from this article, is to be legally represented.

  1. Ownership

You would be surprised to learn the number of sellers who are not the actual registered owner of a property. This happens frequently, for example, when the owner dies and one of his heirs is selling the property but still has not carried out the full title registration procedure. You should only enter into a contract with a person who appears at the land registry as the rightful title holder. In Spain, you cannot sell what you don’t own.

  1. Hidden debts attached to the property

Unbeknownst to a buyer (caveat emptor), there can be multiple debts and charges against a  property that DO NOT appear on a nota simple. The golden rule in Spain is that debts always follow the property. Meaning whoever owns the property is liable for any and all hidden debts, charges, and planning issues. A few examples:

  • Community of owner’s fees: owners are liable going back 4 years. In some coastal areas, in high end communities, these fees are substantial (in the dozens of thousands)
  • Up to date with taxes (local, regional and national). For example, a property is liable for local taxes going back 4 years. Your lawyer will verify there are no outstanding taxes owed as part of their due diligence.
  • Free of liens and charges. Particularly in rural areas, properties may have a lien, such as a right of way or a right to water supply, by a neighbour. In urban areas a right of view is very common, meaning you cannot build or obstruct the view of your neighbour. You should be aware of these limitations to avoid protracted litigation.
  • Property is classified as an apartamento turistico. This has strong limitations on sales price and property use.
  • Property is classified as a public subsidised dwelling (VPO). Sales price is capped and renting may be banned.
  • Property is classified as leasehold, not freehold (ownership belongs to the government, local, or regional administration), very frequent in coastal areas. These type of properties have a capped period of time of usage normally spanning 30 years. After that time, the contract is renewed or not.
  • Property is involved in an ongoing planning dispute (legal proceedings) that may result in a complete or partial demolition. Again, whoever owns the property may be found guilty and liable for breaching planning laws, even if they were not involved.
  1. Community of owners’ byelaws. You should acquaint yourself with the rules governing them as communities are now empowered to ban holiday homes or pianists, for example.
  2. Illegal property extensions. Unbeknownst to a buyer, the seller may have undertaken illegal extensions to the property (without the appropriate planning permissions from the town hall). Common examples of these are closing in open terraces. Besides being heavily fined you may be forced to pull the works down at your own cost. Additionally, they may also jeopardise a property sale. For example, if a buyer requires finance, his lender will send a property surveyor to carry out an appraisal who will quickly pick up on these extensions, and the buyer’s bank will REFUSE to finance the property purchase. 80% of property sales in Spain are financed. Until you update the property deed reflecting these changes, you limit your pool of buyers to cash-buyers only. This translates into longer waiting periods which can take several years.
  3. Military-designated zones. Spain has legal limitations for all non-EU foreigners buying property, which include but are not limited to, adjacent to military bases or deemed as security sensitive or strategic areas. These lands are legally earmarked and require written permission from the competent Military Authority which takes in or around one year to attain. You will have no problem whatsoever buying the property, completing before a notary public and even paying your property transfer tax but then you will be UNABLE to register the property under your name at the land registry without said permission. Make no mistake, Spanish Military Authorities are under no obligation to grant you said permission after, or even before, you complete leaving you stuck in a legal limbo where you have lost all your money and have no title deed to show for it. Only a lawyer can assist you from making such a crass mistake.
  4. Coastal laws. Beware of the standard 100-metre protection zone (this can actually be reduced to 20 m or even increased up to 200 m contingent on the area) on buying coastal properties. Planning authorities may force you to pull down the property, even if decades old, at your own cost. Again, whoever owns the property has the problem.
  5. Certificate of Energy Performance. As of 2030, properties with an EPC rated ‘E’, or lower, will not be able to be sold or rented out. As of 2033, the ban will extend to properties rated as D. 80% of properties in Spain are currently classified as ‘E’ or lower. This EU regulation will force millions of owners to pay for improvement works to attain a rating above E if they intend to sell or rent as of 2030 onwards.

 

Why you should choose LNA law firm to represent you buying property in Spain:

  • Ultra-low competitive fees
  • Our fees are 100% tax-deductible
  • Our lawyers speak several languages
  • We are also specialised in taxation and visas
  • We have 23 years of experience at your service
  • We have conveyed 100s of properties all over Spain
  • We have hundreds of positive client testimonials and Google reviews
  • All our lawyers are regulated by Spain’s Bar Association and have Professional Indemnity Insurance of up to 1mn

 

You can buy and live anywhere in Spain; you will be spoilt for choice: Barcelona, Costa del Sol, Granada, Ibiza, Madrid, Malaga, Mallorca, Santiago de Compostela, Seville, Sotogrande, and Valencia.

Call us and speak to one of our friendly staff free of charge!

Available services:

 

At Larrain Nesbitt Abogados (LNA) we have over 23 years of experience specialising in property conveyance and taxation. We also assist clients with immigration & residency visas (digital nomad visa), and inheritance procedures (probate). You can contact us by e-mail at info@larrainnesbitt.com, by telephone on our UK line (+44) 0754 3838 218 or Spanish line (+34) 952 19 22 88, or by completing our contact form.

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarising, whether in whole or in part, this article without crediting the author may result in criminal prosecution. Ní neart go cur le chéile. VOV.

Larraín Nesbitt Abogados, small on fees, BIG on service.
2026© Raymundo Larraín Nesbitt. All Rights Reserved.

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Last Blog Entry:

Ibiza: Party island

Raymundo Larraín Nesbitt, March, 21. 2026

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Ibiza Old Town at nightfall

21st of March 2026

I continue today with my running series on the top places to buy and live in Spain. You can find older entries on this city-guide series by scrolling down below. These impromptu light-hearted guides are not meant to be exhaustive; they act as a lighthouse, shedding light on an area’s main highlights and landmarks.

 

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In the Old World, Bes was the deity who represented joy, music, and sexual pleasure

Introduction

Ibiza is the third largest of the four islands that form the Balearic Islands, an archipelago off eastern Spain, located in the Mediterranean Sea.

Ibiza’s history spans over 2,600 years. Founded by Phoenician seafarers, it occupies a strategic outpost and was aptly named Ibosim ("Island of Bes"), dedicated to the Egyptian god Bes. In the Old World, Bes was the deity who represented joy, music, and merriment. Indeed, unbeknownst to its first settlers, the island was fittingly named.

Ibiza exemplifies — like no other place on earth — the sense of joy, music, and sweet hedonism. Ibiza is renowned the world over as the party island par excellence, where revellers enjoy nightlife to its fullest until the crack of dawn.

There are two distinct sides to Ibiza; the first one is a spiritual facet, embodied by its colony of artists and savants, which can be found during the daytime, and which draws inspiration from its pristine azure coves, white sandy beaches, gently rolling thyme hills and golden sky dusks. The second one, found at nightfall, is the hedonistic Ibiza, enjoyed by bon vivants and embodied by its night temples (known as discos), administered by priests known as DJs, with their relentless pulsating electronic beats which pull at your soul.

Both Ibizas work in tandem; they draw and feed from each other synergistically, from dawn to dusk, under a mantle of stars.

Which Ibiza appeals to you? 

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Cala Saladeta, with its turquoise waters and white sandy beaches. A green canopy of pine trees extends over the adjacent rolling hills.

A unique Mediterranean identity

At just 572 square kilometres, Ibiza may be smaller than some of its neighbours, but what it lacks in size it more than (over)compensates for in spirit and boundless energy. Ibiza was awarded on the 4th of December 1999 a UNESCO World Heritage Site for its unique blend of cultural, historical, and biodiversity assets. Sites such as remnants of ancient cities (the Puig des Molins Necropolis) and the fortified Dalt Vila — an impressive fortress perched atop Ibiza’s Old Town — connect the island’s present to its deep past.

The island’s terrain is a mosaic of salty wetlands, aromatic herb fields, gently pine-covered hills and glittering shores. Parc Natural de Ses Salines, a protected reserve shared with neighbouring Formentera, teems with birdlife and reflects the island’s commitment to preserving its natural heritage for future generations.

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Cala Salada, another quiet cove with azure crystal waters. Perfect spot to commune with Mother Nature during the daytime. 

Day & night: The two faces of Ibiza

There is a reason the island’s nickname is “The White Isle”. Whitewashed villages and sun-bleached beaches stretch out lazily for miles until where the land meets the sky, offering serenity and slow-paced Mediterranean living by day. For countless travellers, discovering hidden coves, exploring inland hill towns, indulging in local cuisine and sipping herbal-infused drinks as the sun sets below the sea on the distant horizon are highlights of any visit.

But truly, it is at nightfall when Ibiza comes into its own and springs to life. World-renowned bars such as Sant Antoni’s Café Mambo set the stage for nights that pulse with music, while legendary clubbing culture — shaped in part by Balearic beat and DJ-led innovations — has influenced electronic music worldwide.

Even if the superclub era has evolved and some iconic venues now occupy a mysterious, abandoned place in time, the island’s nightlife legacy remains an iconic chapter of its character.

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Dusk falls on Cala d'Hort beach. A popular spot during the summertime. It has a fantastic view of the mysterious island of Es Vedra.

Ibiza: Sun, sea & soul

During the daytime, explorers can get lost visiting its myriad natural landmarks and pristine sandy beaches. Ibiza — or Eivissa in Catalan — is one of Spain’s most evocative Mediterranean gems. It is an island full of contrasts, where ancient history meets avant-garde energy, serene coves sit alongside buzzing harbours, and a growing emphasis on sustainable living reshapes life here for both residents and visitors alike.

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Clubbing at Pacha, Ibiza.

Ibiza: Temples of the night

These temples of hedonism are tended by night priests known as DJs. Several renowned names claim the spotlight, including French artist David Guetta, Calvin Harris, Keinemusik, Carl Cox, PAWSA, Fisher, Paul van Dyk, Marco Carola, and Solomun. 

But truly, it is the night temples that steal the limelight, burning bright. To name a few, and in no particular order:

  • Amnesia: Was awarded the Best Global Club in 2007, 2008, 2009 and 2011. Its foam parties are world-renowned.
  • Pacha: Is hands down the most iconic disco. Founded in 1973, it has branched out to 10 countries.
  • Ushuaia: Is a beach club with swanky music. Has a large swimming pool with multiple islets for go-go dancers. 
  • Bora Bora: Another beach club.
  • Privilege: Is the largest disco club in the world with a capacity of 10,000 clubbers.

 

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Ibiza go-go dancers entertaining the crowds

Culinary & cultural richness

Ibiza’s food scene reflects its Mediterranean roots. Fresh seafood, hearty stews and rich desserts like greixonera (a lemon-scented tart) and flaó (a mint-flavoured cheesecake) punctuate menus in seaside chiringuitos and hidden eateries alike. Local drinks such as hierbas ibicencas, an aniseed-flavoured spirit, capture the island’s intoxicating blend of taste and tradition.

Beyond food, the island’s artistic pulse thrives in art galleries, music festivals and creative spaces abound. From ancient museums to contemporary sculptural installations that dot landscapes and seafronts, Ibiza nurtures a vibrant cultural life that rewards both the curious and the connoisseur. Ibiza’s creative energy is harnessed by its local artists, who channel it to create works of art and music for the enjoyment of us all.

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Traditional Flao mint-scented cheesecake, worth trading your soul for

A property market defined by scarcity & prestige

For many, Ibiza is more than a holiday destination; it’s a lifestyle investment — literally. The property market is shaped by finite land, protective zoning and high international demand. Nearly half the island’s land is preserved or protected, and strict planning rules mean new-build opportunities are limited, insulating local values from swings in oversupply.

As of 2026, average prices on Ibiza hover around €7,000 per square metre, with prime waterfront districts easily exceeding that figure. Detached coastal villas, especially with uninterrupted sea views, can command values far above the norm, beyond €7,500 - €10,000 per square metre in sought-after zones.

Foreign purchasers remain a significant factor in the market, drawn by global prestige, a Mediterranean climate and a culture that blends leisurely days with international flair. A limited supply of stock and steady demand ensure resilient price stability and long-term capital appreciation.

However, Ibiza’s popularity isn’t without its housing challenges. Housing costs — both for sale and rent — have increased substantially across the island, prompting public debate about affordability, local access to housing and sustainable development for residents and workers alike.

 

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Group of friends celebrating with mojitos at a chiringuito (beach club)

Ibiza’s future: balance is key

Ibiza faces the same predicament many iconic destinations have experienced: preserving its soul and identity while accommodating roaring success. Local planning policies now aim to curtail illegal tourist rentals and manage overtourism responsibly, reshaping how visitors engage with the island and reinforcing quality over sheer volume.

In the end, Ibiza’s true allure lies not just in its beaches or clubs, but in the contrast of experiences it offers. From tranquil mornings amid the sweet scent of wild thyme hills, evenings of fine dining al fresco and beguiling sunset views on an infinite golden sea to warm nights of untold pleasures that echo with the electronic beat of its music long after sunrise.

Ibiza’s future lies in striking the right balance between preservation and innovation.

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Luxury yachts moored in Cala D'Hort beach

Conclusion

The spiritual side of Ibiza inspires its artists, gentle poets and intellectuals, fostering creativity. Whether you're attracted to its jaw-dropping landscapes, magic sunsets over a dashing blue sea, or historic landmarks, Ibiza draws you in. Visitors find themselves captivated by the island's cultural and natural treasures, ensuring a memorable experience.

Albeit where Ibiza’s heart truly lies, and is at its best, is with the rhythmic pulsating beat of its colourful nightlife. Making Bes proud, Ibiza embodies — like no other place — wanton release and merriment under a Mediterranean starry sky.

This synergistic duality — spirituality and unrestrained hedonism — neatly combine to define Ibiza, making it its hallmark.

If you haven’t partied in Ibiza, you haven’t lived.

Ibiza, isla del placer.
Ibiza, party island.

 

Other entries in this running series:

 

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. Ní neart go cur le chéile. Voluntas omnia vincit.

2.026 © Raymundo Larraín Nesbitt. All Rights Reserved.

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Last Press Entry:

Spanish Inheritance Tax for Non Residents

Moving2Madrid, March, 21. 2026

Moving2Madrid is a boutique real estate agency that is specialised in finding properties in Madrid for affluent foreign buyers.

  • We are specialised: only Madrid, only foreigners, no sellers
  • We are a team of experts: one expert negotiator, one expert analyst & searcher, one expert relocator, one expert investment consultant.
  • We have a track record of getting 50% more than the average return, and #1 review average for a real estate service in Madrid.

 

Moving2Madrid kindly published one of our articles: Spanish Inheritance Tax for Non-Residents

 

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