Guide · Choosing
New build or resale property in Spain: which suits you?
By Ronny Steinhagen, co-founder of CASA READY · As of October 2026 · approx. 8 min read
A new build or a resale property? Almost all our buyers ask themselves this, and there is no one-size-fits-all answer. It depends on when you want to use the property, how much effort you are prepared to put in and how important letting, guarantees and energy costs are to you. This guide puts both options honestly side by side.
The short answer
A new build has slightly higher buying costs (around 12–14% instead of 11–12%), but offers statutory guarantees of up to 10 years, protected deposits, a staged payment plan and a very good energy class. A resale property can be used and let immediately, often in an established, central location and with room to negotiate, but with fewer guarantees and possible renovation needs. Regulation of the energy certificate is tightening: well-rated properties are the safer choice in the long run.
New build and resale compared
| Criterion | New build | Resale property |
|---|---|---|
| Tax on purchase | 10% VAT (IVA) + 1.4% AJD (Valencia region) | 9% transfer tax ITP (Valencia region) |
| Total buying costs | around 12–14% | around 11–12% |
| Payment | in stages, around 30% during construction, the rest at handover | usually in full at the notary |
| Use and letting | from completion, often 12 to 24 months | immediately after purchase |
| Warranty | statutory 1, 3 and 10 years (LOE) | only for hidden defects, claim within 6 months |
| Protection of deposits | by law via bank guarantee or insurance | not needed, payment at the notary |
| Energy class | nearly zero-energy standard, mostly A or B | depending on year of construction, often E to G |
| Maintenance | low in the first years | depending on condition, renovation possible |
| Location | often new residential areas, modern complexes | often established, central locations |
| Price and negotiation | list price, room on finishes | price usually negotiable |
Tax rates for the Valencia region, as of October 2026. In the Murcia region: 7.75% ITP or 1.5% AJD. Construction periods and energy classes are typical values.
Worked example: the buying costs
Same purchase price, Valencia region, with an independent lawyer and without financing, calculated as in our buying costs guide:
| New build | Resale | |
|---|---|---|
| VAT (IVA) 10% | €20,000 | – |
| Stamp duty (AJD) | €2,800 | – |
| Notary | €850 | €850 |
| Land registry (Registro) | €540 | €540 |
| Gestoría (processing, tax returns) | €350 | €350 |
| Lawyer (approx. 1% + 21% VAT) | €2,420 | €2,420 |
| NIE, bank account, translations | €250 | €250 |
| Electricity/water connection (new build) | €400 | – |
| Transfer tax (ITP) | – | €18,000 |
| Total buying costs | €27,610 (13.8%) | €22,410 (11.2%) |
The difference of around €5,000 is mainly due to the tax. With a new build the VAT is paid in stages with the payment plan; with a resale property the ITP is due shortly after the notary appointment.
Energy certificate: what applies today and what is coming
Anyone selling or letting needs a valid energy certificate; the energy class must already appear in the advert (RD 390/2021).
A certificate is valid for a maximum of 10 years, for the worst class G only 5 years. Owners must then have the property certified again.
Since August 2025 the registered energy certificate has been part of every bank valuation for a mortgage (Orden ECM/599/2025). The energy class is thus included in the valuation.
The EU Energy Performance of Buildings Directive (EU) 2024/1275 requires Spain to reduce the energy use of residential buildings by 16% by 2030. Member States may introduce minimum standards for this and link them to sale or letting. Spain is currently transposing the directive.
Good to know: there is no ban in Spain today on selling homes with a poor energy class, and the EU directive does not oblige individual homeowners to renovate. Anyone buying a resale property in class E to G today should, however, plan for requirements on resale or letting to rise in future and factor in renovation costs early. A new build to current standards is on the safe side here for many years.
Guarantees and protection
Statutory liability of 10 years for the structure, 3 years for habitability and 1 year for defects in workmanship. Deposits plus interest are protected by bank guarantee or insurance (Law 38/1999).
The seller is liable for hidden defects that were not recognisable at purchase; the claim must be filed within 6 months of handover (Civil Code, Art. 1484 ff.). This liability is often limited in the contract, so a viewing with an expert is worthwhile.
Holiday letting and licence
For holiday letting, the same three approvals apply to new builds and resale properties in the Valencia region. With a new build you apply for registration anew after handover; we check in advance whether the town hall and the community statutes allow holiday letting. With a resale property with a licence, an existing holiday rental enjoys protection against the community, but a new declaration is required when ownership changes. All details are in our licence guide.
Timeline and payment
With a new build you reserve with a small amount, pay part of the price plus VAT with the purchase contract and the rest at key handover, usually 12 to 24 months later. This spreads the burden, and a mortgage is only paid out on completion. With a resale property there are usually only a few weeks between reservation and notary appointment; you pay the price in one go but can use or let the property immediately. More on the process in our financing guide.
Checklist for buying a resale property
- Check the energy certificate and class; factor in renovation costs for classes E to G
- Check the land registry extract (nota simple) for charges and owners
- Request the community's certificate of outstanding fees and planned special levies
- Check the latest property tax bill (IBI) and outstanding municipal charges
- Have the roof, installations, damp and air conditioning inspected by an expert
- Check proof of habitability (first or subsequent occupancy licence)
- For holiday letting: clarify the existing licence and the new declaration on change of ownership
- Instruct an independent lawyer to carry out the legal checks
What suits whom?
A new build suits you if …
- you plan 1 to 2 years ahead and want to pay in stages
- guarantees, modern finishes and low energy costs matter to you
- you want as little effort as possible in the first years
- you let to guests looking for modern complexes with pool and terrace
A resale property suits you if …
- you want to use or let the property immediately
- you are looking for an established, central location
- you use room to negotiate and slightly lower buying costs
- you are not put off by renovation and factor in energy and maintenance
New build or resale: we compare for you
Tell us your goal, timeline and budget. We put suitable new builds and resale properties side by side, with costs, energy class and letting potential. Free and without obligation.
Frequently asked questions
Is a new build in Spain more expensive than a resale property?
Buying costs are slightly higher: around 12–14% instead of 11–12%, mainly because of VAT. In return, a new build offers statutory guarantees, protected deposits, a good energy class and little maintenance in the first years.
Can I still sell a home with a poor energy class in Spain?
Yes. There is no ban on selling today. You do need a valid energy certificate, which for class G is only valid for 5 years. The EU directive allows Member States to introduce minimum standards on sale or letting in future; Spain is currently transposing it.
What guarantees do I have when buying a resale property?
The seller is liable for hidden defects; the claim must be filed within 6 months of handover. The statutory developer guarantees of 1, 3 and 10 years apply only to new builds, or within these periods from completion.
How long until I can use a new build?
Depending on construction progress, usually 12 to 24 months from reservation. With completed new builds (key ready) you can move in after a few weeks.
Can I take over a resale property with an existing holiday licence?
The holiday rental enjoys protection against the community, but a new declaration to the region is required on change of ownership. We check this before the reservation.
Legal basis and sources
- Royal Decree 390/2021 on the energy certification of buildings (MITECO)
- Orden ECM/599/2025 on valuations for financing purposes (BOE)
- Directive (EU) 2024/1275 on the energy performance of buildings (EUR-Lex); European Commission, questions and answers (PDF)
- Law 38/1999 on Building Regulation, Art. 17 and 19 (BOE)
- Civil Code, Art. 1484 to 1490 (BOE); Law 49/1960 on Horizontal Property, Art. 9 (BOE)
As of 14 October 2026. This guide is not legal advice. Construction periods and energy classes are typical values.