The order matters more than the list. Two of these steps are hard to undo and one carries a tax that runs to six figures.
The order
| Step | What settles it |
|---|---|
| 1. The region | Transfer tax is set by the region, not the town: €71,000 in Catalonia against €42,000 in Madrid on the same €700,000 home. |
| 2. The town | A house can be renovated. A town cannot be given a school, a hospital or a train line. |
| 3. The agent | In Catalonia, agents must be on AICAT, the Generalitat's register of estate agents. Public, searchable, and the cheapest check on this list. |
| 4. The annual cost | Property tax is municipal, and so are the reliefs against it. |
| 5. The property | The nota simple names the owner and any charge. The cadastral record gives surface and year built. Both are public. |
| 6. Off-market | Judicial and administrative auctions are published in the state gazette and never reach the portals. |
| 7. Residency | The one step to take advice on. The golden visa was abolished on 3 April 2025. |
Where to check each one
| Step | Here |
|---|---|
| The region | Compare what the move costs |
| The town | Town profiles, or a few questions in the Match |
| Schools | What the schools directory says |
| Healthcare | How far the nearest A&E is |
| The agent | Registered agents by town |
| The annual cost | Municipal reliefs on file |
| Off-market | Public auctions |
Costs and tax · Town profiles · The shortlist · Transfer tax by region · Schools · Hospitals · Registered agents · Municipal reliefs
Two documents settle most of it
The nota simple from the land registry (Colegio de Registradores) and the cadastral record at the Sede Electrónica del Catastro. Both are public, and both cost nothing or a few euros.
On residency, take advice
This site publishes public data and gives no immigration, tax or legal advice. Much English-language material still assumes the golden visa exists. Check the date on anything you read.
How to check this site
Every figure names its source and the date it was read. How to check it · the archive · the method · when each source was last read.
Follow that order and you make the expensive decisions with the cheap information already in hand. Get your shortlist.