Chapter

Buying a house in northern Spain

§ 1The green coast

Northern Spain runs along the Bay of Biscay and the Atlantic. Galicia, Asturias, Cantabria and the Basque Country share green countryside, cooler summers and plenty of rain, with old stone villages, fishing ports, mountains close to the sea and a few large cities. This chapter belongs to the section on the section on where to buy. It gives only the figures we could verify and ranks no town.

§ 2What the official figures show

The statistics institute reports annual price rises of 12.9% in Galicia, 15.0% in Asturias, 13.5% in Cantabria and 10.0% in the Basque Country in the second quarter of 2026. The registry reports an average price of €3,616 per m² in the Basque Country, €6,420 per m² for San Sebastián and €3,764 per m² for Bilbao on a twelve-month basis. We found no comparable registry figures for the other three regions, so we print none.

§ 3Resale taxes

Galicia’s tax agency gives a general rate of 8% on used housing, with 7% for a main residence within limits and 3% for buyers under thirty-six within limits. The Ministry of Finance table of September 2026 gives 9% for Cantabria and a scale from 8% to 10% for Asturias. The Basque provinces have their own system, and Gipuzkoa’s page gives 4% on housing. The costs section explains each and what we could not read.

§ 4Old stone houses

The north has many old stone houses, farmhouses and village homes. They bring damp, rot, wet roofs, old wiring and unregistered extensions. Take a survey, visit in winter, read the energy certificate and ask the town hall for the planning status in writing. The property types section explains old houses and renovation.

§ 5Rain and floods

Heavy rain, rivers and steep valleys bring flood and landslide risk in places. Check the national flood viewer and the position of the plot. The location checks section explains.

§ 6Tourist lets

Tourist-let rules differ by region and municipality. We did not read the northern regional rules, so ask a local lawyer for the rules on your purchase date. The section on renting and investing explains the layers.

§ 7Licences and title

Rural plots in Galicia are often small and scattered, and boundaries and registry entries need care. A lawyer should verify the title, the registry note and the cadastral record before a deposit. The legal process section explains the checks.

§ 8The regions

Galicia covers Galicia and Asturias covers Asturias.

Cantabria covers Cantabria and Basque Country covers the Basque Country.

§ 9Who it may suit

It may suit buyers who like cooler summers, green countryside and fewer crowds, and who accept rain and damp.

§ 10How to compare

Compare the same type of home across places and ask for registry data. The method chapter everything about best places explains how we use official data. The essentials of affordable places covers budget.

What coast, village or city means covers setting. Inland Spain in Spain covers inland Spain.

§ 11The sunnier alternatives

Everything about Costa del Sol covers the Costa del Sol and Andalusia for owners covers Andalusia.

A chapter on Costa Blanca covers the Costa Blanca. What Costa Cálida means covers the Costa Cálida.

What Valencian Community means covers the Valencian Community.

§ 12The other regions

House hunting in Catalonia covers Catalonia. Balearic Islands in Spain covers the Balearic Islands.

House hunting in Canary Islands covers the Canary Islands. The section on Madrid covers Madrid.

§ 13What we could not verify

We did not read the northern tourist-let rules, the Basque and Navarre systems in full, or any town averages beyond the Basque cities.

§ 14Questions to put to the seller

Ask the seller or agent for the registry note, the cadastral reference, the latest property tax receipt, the energy certificate and the community certificate of debts. Ask about damp, the roof, the boundaries and the flood history of the plot. Put the questions in writing and keep the answers. A seller who cannot produce a basic document before a deposit is telling you something about the sale. The legal process section explains each document and who can supply it.

§ 15Costs beyond the price

Budget for the transfer tax, or VAT and stamp duty on a new home, then the notary, the registry, a lawyer and any bank or valuation costs. After the purchase come the annual property tax, community charges, insurance, utilities and maintenance. Heating and repairs of old stone houses weigh on the yearly cost. The costs section explains each item without giving a single total, because the total depends on the price, the region and the type of home.

§ 16Visiting in more than one season

Visit in winter and after rain, because the north is green for a reason and damp shows in the wet months. Go on a weekday and at a weekend, in the morning and at night, and talk to neighbours and local shopkeepers. A viewing arranged by an agent shows the best hour of the best day, so return unannounced if you can. Take photographs of the street, the access and the neighbouring buildings, and compare them with the plans.

§ 17Working with advisers

A lawyer who works for you, and not for the developer or the agent, should check the title, the licences and the charges. A surveyor can check the structure, and a tax adviser can explain your position as a resident or a non-resident. Choose a lawyer who checks boundaries and the registry, and a surveyor who knows old stone buildings. Ask each adviser for a written fee before they start, and keep the fee separate from any commission paid by a seller.

§ 18Deposits and timing

Reservation fees and deposits are common in Spain. Ask what each payment buys, whether it is refundable and under which conditions, and who holds the money. Check the regional tax rate for the exact region and province on your deed date. Do not pay a large sum before the checks above are complete, and do not let an agent hurry you with a story of rival buyers. The legal process section explains the private contract, the deposit and the deed.

§ 19If you plan to let the home

Rental income is never certain, and the rules are layered: national, regional and municipal law, plus the statutes of the community. Tourist-let rules differ by region and municipality, so ask a local lawyer before you count on income. Check what the registry and the community allow before you buy, and budget for periods without tenants. The section on renting and investing explains the layers and what we could not read.

§ 20Reading the figures on this page

The figures here come from official sources and describe averages for a region or a period. They do not describe the home in front of you. Use them to set expectations, then compare with recent sales in the exact street. We record the source of each figure in the list at the foot of the page, and we say where we could not read a rule, so that you know what to ask a professional.

General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.