Finding Housing in Spain: Complete Guide for Renting (or Buying) When Moving Abroad

When moving to Spain, renting is often the preferred option to get started. It's important to distinguish between long-term rentals and tourist rentals, as specific regulations apply depending on the region. Here are the key points to know before renting a property.

Renting an apartment in Spain – what you need to know

• Required documents: A NIE (Foreigner Identification Number) is essential for any important procedure in Spain, including renting. Also prepare proof of income: ideally a local employment contract or, if you've just arrived, your recent payslips from France. A valid ID is of course mandatory.
• Lease duration: Standard rental contracts are generally concluded for 12 months with automatic renewal. This means that at each annual deadline, the lease is automatically extended if neither party gives notice. Current law allows the tenant to terminate early after 6 months of rental (with approximately 30 days notice).
• Deposit and guarantees: In Spain, the legal rental deposit (fianza) corresponds to 1 month's rent for an unfurnished rental (and 2 months maximum for furnished). However, many landlords require additional guarantees such as an aval bancario (bank guarantee).
• Early termination: If you wish to leave the property before the end of the lease, the law allows you to do so after 6 months, with approximately 30 days notice. However, a specific clause must be explicitly mentioned in the contract.
• Agency fees: If you go through a real estate agency to rent, know that in Spain agency fees were traditionally paid by the tenant. However, since 2023 a new law requires these fees to be paid by the landlord for primary residence leases. In practice, many agencies circumvent the rule (temporary contracts, etc.).
• Charges and fees: In addition to rent, you must budget for condominium charges, water, electricity, gas and sometimes maintenance of common areas. Local taxes and certain charges may also impact the total rental cost.

Where to start your search?

Finding the perfect property requires using multiple search channels. It is highly recommended to use specialized websites to facilitate the housing search in Spain, particularly to compare available apartment offers in different neighborhoods.

Real estate websites

The internet will be your first ally. The main real estate sites in Spain include Idealista, Fotocasa, Habitaclia (very popular in Catalonia) or Milanuncios. Don't hesitate to set up email alerts to be notified as soon as a new listing matching your search is posted. Checking these sites several times a day and reacting quickly to interesting listings increases your chances, as first come, first served.

Facebook groups and expat networks

Social networks are full of housing opportunities, particularly through mutual aid groups between expats. On Facebook, you'll find groups with themes like "Expats in Madrid – Housing", "Expats in Barcelona – Flatshare" or "Expats in Valencia". These communities regularly share listings from landlords looking for a trustworthy tenant, or from departing tenants who recommend their apartment. You'll also see offers for flatshares or subletting between expats.

Specialized agencies for expats

If the language barrier or lack of time holds you back, know that there are relocation agencies or apartment hunters specializing in expats. For example, at Hiliv we offer a personalized support service to find housing in Spain: our team makes a pre-selection of properties matching your criteria, verifies their reliability (anti-scam) and can organize viewings on your behalf (by video or in person).

On-site, word of mouth and other tips

Don't overlook classic methods once on site. Local word of mouth can work wonders. Keep your eyes open during walks in the neighborhood that interests you: in Spain, many apartments for rent are signaled by "Se alquila" (for rent) signs displayed on balconies or windows, with a phone number to call. These private listings are not always found online.

Beware of scams!

Whether online or through informal contacts, stay vigilant: real estate scams also exist in Spain, often targeting newcomers. Here are some classic traps to avoid:

• The listing that's too good to be true: A large apartment in the city center at a ridiculously low rent, dream photos… Be wary of "bargain" offers. Never send money remotely (Western Union or other) without having visited and signed a contract.
• The fake landlord abroad: A common scam involves a supposed landlord who claims to live far away and cannot show you the property, offering to send keys by mail after payment. Avoid this type of scenario.
• Always visit the property (or have it visited): The important thing is to verify the existence and condition of the property before any commitment. If you cannot travel, use a trusted third party or a service like Hiliv.
• Don't share sensitive data prematurely: Be wary if from the first contact they ask for an ID scan or bank details without valid reason.

Understanding the lease and inventory

Signing a rental lease in Spain has some differences compared to France.

Rental contract (contrato de arrendamiento): The lease will be written in Spanish. Take time to read it carefully. Check the duration mentioned and the conditions for renewal or early exit. Also scrutinize the clauses on charges: in Spain, it's common for the tenant to pay water, electricity, gas consumption and garbage tax, while the landlord covers condominium charges and IBI (property tax).

Move-in and move-out inventory: In Spain, the inventory (inventario) is often less formalized than in France. To protect yourself, it's highly recommended to inspect everything upon entry and to take dated photos of any damage. Send them immediately to the agency or landlord so there's a written record of the initial condition.

Flatshare or standard rental?

Many expats ask themselves: should I rent my own apartment, or try a flatshare? Flatsharing is very common in Spain, and not only among students.

Opting for a flatshare has several advantages: rent per person is much more affordable, you share charges, and it allows you to build a social circle quickly. Additionally, administrative procedures are often simplified.

To find a flatshare, several channels exist. The site Badi is a platform dedicated to room searches, very popular. The site Roomlala or the "piso compartido" section on Idealista are also useful. Budget-wise, expect around €400 to €600 per month for a room in Barcelona or Madrid.

Buying real estate in Spain

If you're considering moving to Spain for several years, the question of real estate purchase may arise. Becoming an owner there is entirely possible for a foreigner, but involves familiarizing yourself with other procedures.

Spanish real estate prices: what to expect?

Overall, prices per square meter in Spain often remain lower than in France, but vary greatly depending on the region. As an indication, an apartment in the center of Madrid averages around €4,000 to €5,000 per m² on average in 2025, while in Barcelona it's close to €5,000 per m². Cities like Valencia or Malaga show slightly lower averages (around €3,000 to €3,500 per m²).

Procedures for foreign buyers

The first condition to buy in Spain as a foreigner is to obtain a NIE. You'll also need to open a bank account in Spain. Moreover, it's common to use the services of a specialized lawyer (abogado) to accompany the foreign buyer and secure the transaction.

Purchase costs to budget for

In Spain, real estate price displays are generally excluding taxes and fees. In total, a buyer must add approximately 12 to 13% above the purchase price:

• Acquisition taxes: For existing properties, the ITP (Impuesto de Transmisiones Patrimoniales) varies from 6% to 10% depending on the region. For new properties, it's VAT (IVA) at 10%.
• Notary and registry fees: Approximately 1.5% to 2.5% of the property price.
• Real estate agency fees: Good news, commissions are usually paid by the seller in case of sale (unless you hire a buyer's agent).

Mortgage for expats

Spanish banks offer mortgages to non-residents, but generally up to 60 to 70% of the maximum price. If you are a tax resident in Spain, you can get loans up to 80%. An alternative may be to finance from France.

Local specifics to know

Homeowners association: If you are a tenant, in principle the landlord pays the comunidad charges directly, but check your contract carefully as they can sometimes be passed on.

Housing cost examples in several cities

To give you a concrete idea of housing budgets in 2025, here are some monthly rent estimates:

• Madrid (center): Expect on average between €900 and €1,200 per month for a studio.
• Barcelona (Eixample): Between €1,400 and €1,800 per month for a 2-bedroom apartment.
• Valencia (Ruzafa district): Between €900 and €1,000 per month for a 2-bedroom apartment.
• Seville: Between €600 and €900 per month for a studio.
• Flatshare: €400 to €600 for a room in major cities.

Conclusion – proper preparation for a successful installation

In conclusion, finding housing in Spain when moving abroad is entirely feasible quickly, provided you are well prepared and informed. Build a solid file (NIE, supporting documents), use multiple search channels and learn about market specifics.

In case of doubt or difficulty, don't hesitate to get help from professionals. At Hiliv, we offer complete management of your housing search to secure your experience.

Insurance and security: protecting your home and belongings in Spain

Moving to Spain also means thinking about the security of your home. In Spain, home insurance (seguro de hogar) is not always mandatory for tenants, but it is highly recommended. For owners with a mortgage, it's generally required by the bank (at least fire insurance).

Contracts are similar to those in France. For a city apartment, check that the insurance also covers common areas. Security-wise, life in Spain is peaceful, but take common-sense measures (security locks, vigilance during absences). To subscribe, you'll generally need your contract/deed, ID and an estimated inventory.

In summary, properly insuring your home gives you peace of mind to fully enjoy your new life.