07.01.2025 
Spain continues to lead among European destinations attractive to foreigners who want to buy a home under the warm sun. However, finding a professional and honest real estate agent is an important and challenging step that marks the beginning of any successful transaction. In this article, we will look at how a foreigner can recognize a competent realtor, what to pay attention to when choosing, what the commission situation is like, and what pitfalls are encountered in the Spanish real estate sector.
Why choosing an agent is so important
Not all buyers are fully aware of how critical the role of a good real estate agent is when buying or selling property in Spain. The following depend on their knowledge and integrity:
- Correct valuation of the property.
- Understanding of local laws and tax aspects.
- Quality of negotiations with sellers and other agencies.
- Support during the legal stages and during the execution of transactions.
If an agent works carelessly or pursues only their own interests, a foreign buyer risks facing inflated commissions, problems with registering property rights, and a lack of real support after the transaction.
Types of agencies in Spain
Spanish agencies (Inmobiliarias)
Many local agencies are called Inmobiliarias or have an API (Real Estate Agent) certificate. The presence of such a certificate for a specialist confirms their qualifications and membership in the relevant professional body. Traditionally, Spanish agencies are well versed in the legal aspects and peculiarities of the market: they know the tax system, legal regulations, and the procedure for registering property rights.
However, the language barrier and a possible focus on local buyers often make cooperation with foreigners difficult. If the agency does not speak a language you are familiar with, it is worth clarifying in advance who exactly will supervise your transaction and whether they will be able to negotiate in English or Russian.
Foreign agencies
On the wave of growing interest in Spanish real estate, companies focused specifically on foreign clients have emerged. The advantages of such agencies are that they, as a rule, have specialists who are fluent in several languages, as well as an understanding of the economic and legal realities of the buyer's country.
But not all foreign agencies operate professionally. Due to the lack of strict entry barriers, some firms arise literally "out of nowhere", operate without clear regulations, and do not offer real after-sales service.
“Corredores”
In small towns and rural areas of Spain, local realtors called Corredores are common. They have informal connections and know all the properties for sale in the area. The commission of such intermediaries is often much lower than that of large foreign agencies, but Corredores usually do not speak foreign languages and do not provide legal support. This scheme is more suitable for foreigners with a good knowledge of Spanish and a basic understanding of local procedures.
Online platforms and “virtual agencies”
Today, the search for housing often begins with viewing large aggregator websites that publish ads from private owners and agencies. This helps to assess the market, compare prices, and clarify the typical characteristics of properties in different regions. However, many "virtual agencies" are in fact merely intermediaries who pass off other people's properties as their own. They are often not familiar with the real conditions of the Spanish market, and their property lists may be outdated. Also, their activities can lead to an increase in the cost of the property due to the added commission.
Criteria for choosing an honest agent
Reputation and reviews
Before entrusting the selection or sale of a property to a particular specialist, research their reputation. Read customer reviews, look into professional communities, and look for ratings in publicly available sources. Positive recommendations are a good sign, but remember that isolated negative reviews are not always a final verdict. It is important to analyze the overall trend.
Presence of API (Real Estate Agent)
If an agent has an API (Real Estate Agent) certificate, it means that they have received training, passed the relevant exams, and are registered in the official register. Having this accreditation indicates professionalism and legal responsibility. However, even here it is better to check the specialist's experience in practice, ask them to show already completed transactions, ask how exactly they plan to promote your property.
Knowledge of local specifics
An experienced agent is familiar with prices by area, is able to assess the infrastructure (schools, medical facilities, transport), will tell you what tax rate applies to a particular property. In cities with high tourist flows, buying a home can also have investment potential: a competent realtor will always give a forecast for renting out the property.
Transparency of commission
Commissions of real estate agents in Spain range from 3% to 6% and sometimes reach higher values. Find out what percentage you will be charged and whether there will be any additional fees. Unreliable agencies may hide part of the commission in agreements with other intermediaries or include it in the final cost of the property.
Interaction with multi-listing networks (MLS)
Some agencies are part of multi-listing networks and exchange databases of properties and clients. This allows you to quickly find suitable options, but can sometimes lead to an increase in commissions. Make sure that the amount of remuneration when several parties cooperate will not be excessive for you.
Absence of aggressive sales
If an agent begins to push for a quick deal without clear arguments, uses blatant pressure tactics, promises "ideal" conditions, or makes unconfirmed promises of after-sales service, this is a cause for concern. A conscientious specialist maintains a balance between the interests of the buyer and the seller.
Legal aspects and transaction security
Necessity of NIE (Foreigner's Identity Number)
To purchase real estate, a foreigner will need an NIE (Foreigner's Identity Number), which is an identification number required to sign the purchase agreement and pay taxes in Spain. Agencies often take care of the NIE registration, but sometimes it is better to contact an independent lawyer (Abogado) if you doubt the qualifications of the realtor.
Verification of documentation
Professional real estate agents always offer the client a certificate of the property's condition (Nota Simple), which shows whether the property has any encumbrances, debts, or legal restrictions. The realtor can also arrange for notarial support and coordinate interaction with the bank if a mortgage is required.
Exclusive or not
Some agencies require the signing of an exclusive contract that prohibits contacting other intermediaries. This approach has an advantage: the firm may be more motivated to invest resources in advertising the property. However, if you do not trust the agent or want to reach a wide range of realtors, choose a non-exclusive scheme. Remember that the main thing is transparent conditions and an understanding of financial obligations.
Taxes and subsequent expenses
Buying real estate in Spain is subject to VAT (Value Added Tax) or property transfer tax, depending on whether you are buying a new or resale property. In addition, IBI (Property Tax) is paid annually, and there may also be taxes on imputed income if you are a non-resident and the property is not rented out. A competent agent will warn you about all fees and help you calculate the budget for the purchase and maintenance of the property.
Useful tips for successful work with an agent
- Compare: do not settle for just one realtor. Talk to several specialists, ask them to evaluate the property or offer options.
- Check experience: an honest agent will tell you about their transactions, show real examples of satisfied customers.
- Clarify details: request a written contract that specifies the terms, the amount of the commission, and the obligations of the parties.
- Study the market: compare prices, refer to aggregator websites to understand the average cost of the properties of interest.
- Get legal support: if the transaction seems complicated, involve an independent lawyer to check all documents.
Conclusion
Choosing the right agent is one of the main tasks for a foreigner who is planning to buy or sell real estate in Spain. Be attentive to details: ask about the API certificate, check the reputation, clarify the real cost of the commission, and do not hesitate to contact several specialists at once. Remember that your success largely depends on how professionally the entire process is organized, from the initial search for a property to the registration of ownership rights. Thorough preparation and the choice of a competent realtor are the key to a safe and profitable transaction.
