BENIHOMES · COSTA BLANCA
Buying a Villa on the Costa Blanca: What to Check First
A villa can look straightforward in photographs while leaving crucial questions open: which plot transfers, who owns it, what buildings are recorded, which alterations were authorised and what it costs to maintain. Check the actual property before paying a deposit. This guide organises documents and visits without deciding that any advertised villa is lawful or unlawful. For the full process, start with our international buyer’s guide.
Identify the property and compare three descriptions
Request the title deed, cadastral reference, recent nota simple, available plans and exact address. The Spanish government recommends checking a property’s characteristics, owner and charges in the Land Registry. Confirm that the seller, plot, home and annexes in the advert match what the deed will transfer. A nota simple provides title and charge information; it is informative and is not a technical or planning report.
Compare the Cadastre’s descriptive and map information, including references, areas, use and building footprints. If the Land Registry, Cadastre, deed, plans and physical site differ, ask for documents explaining the difference before fixing a price or completion deadline. Cadastre–Registry coordination provides procedures for discrepancies. A pool drawn on a cadastral map alone does not establish that every planning permission required for it exists. A surveyor and legal adviser should assess material differences.
| Check | Document or visit | Question |
|---|---|---|
| Owner and charges | Deed and recent nota simple | Who may sell, and which charges will be cleared? |
| Plot and boundaries | Cadastre, Registry and site visit with plan | Do areas and boundaries match? |
| Buildings and pool | Deed, Registry, Cadastre and planning files | What is recorded and authorised? |
| Use and occupation | Relevant documents and current situation | Will it be delivered vacant for the intended use? |
| Physical condition | Independent inspection and quotations | What repairs may I need to fund? |
| Annual cost | Bills, utilities and maintenance records | What recurring cost can be evidenced? |
Buildings, extensions and the pool
Ask when the home, annexes, garage, enclosures and pool were built, and what has been declared and registered. The Spanish Notariado explains that a declaration of new works involves checks of licences and requirements. An extension visible during a visit may not be described the same way in the deed, Land Registry or Cadastre. A cadastral entry does not alone resolve its planning position. Obtain municipal files and have the relevant Town Hall or a professional confirm what is authorised for that plot. Do not assume old work is lawful merely because it has stood for years.
If you plan an extension, enclosed terrace, tourist letting or a change of use, check the rules and required permissions before treating that plan as certain value. A pool or nearby tourist accommodation gives no automatic permission for this property. For a new home under construction, our Finestrat off-plan checklist illustrates the documents to request from a developer; it does not replace local checks for another project.
Make a technical visit and a daily-life visit
Visit in daylight and, if possible, at another time. Look at damp, roof, drainage, doors and windows, insulation, heating and cooling, electricity, plumbing, water pressure, sewer or existing system, access, slopes and the apparent stability of outside walls. A sales viewing cannot diagnose hidden defects. Commission an independent technical inspection where you lack expertise and obtain repair quotations. Check orientation, noise, shade, connectivity, actual travel time to services and peak-season access.
Request the registered energy certificate where required. Royal Decree 390/2021 regulates energy information on sale, but a letter grade cannot predict an exact bill; equipment, use and maintenance matter too. Where the villa belongs to a community or urbanisation, ask for fees, rules and documented extraordinary charges. A detached house is not necessarily free of shared costs.
Purchase budget and continuing maintenance
Separate price, transaction tax, deed, Registry, professionals, finance, initial works and a reserve. Our Alicante purchase-cost guide structures the transaction, and the new-build versus resale comparison addresses timing and condition. Request real bills for local property tax, electricity, water, garden, pool, insurance and contracted services. A seller’s historic figure may differ from your use; do not treat it as a guaranteed annual budget.
If you need a loan, consult the lender before committing to a deposit deadline. The non-resident mortgage guide explains credit and valuation checks. Differences between the registered description and physical condition may need further lender review. Our nota simple, deposit and deed guide organises documents before signing.
Is a pool lawful because it appears in Cadastre?
No. Cadastre describes and maps property for its own purposes. Also check relevant planning and registration documents for that work and plot. Request the files and consult the municipality or an adviser.
Can I rely on the area in the advert?
Treat it as a starting point. Ask what it measures, compare the deed, Registry, Cadastre and plans, and commission a survey if a difference affects your decision. Plot area, built area and usable area are not interchangeable.
Sources reviewed on 31 October 2026: Spanish government, Land Registrars, Cadastre, Notariado and BOE. General guide, not a technical, legal or planning certificate for a particular villa. BeniHomes supplied editorial image; it does not necessarily depict an available home.