Buying property in Valencia can be an exciting experience. However, many international buyers unwittingly fall into expensive traps. The most common mistakes involve trusting the wrong people or ignoring local legalities. For example, relying solely on a seller’s agent or skipping technical inspections can be disastrous. Furthermore, many buyers fail to budget for additional costs of 12–15%. Working with an independent personal shopper can help you to avoid these pitfalls. Ultimately, your investment will remain secure and profitable in 2026.
1. Mistake: Relying solely on the seller’s agent
This is the most common mistake made by foreigners. Many people mistakenly assume that the agent works for both parties.
- The problem: In Spain, estate agents are paid by the seller. Consequently, they have a legal duty to protect the seller’s interests. The seller wants the highest possible price and a fast sale. They may not disclose negative neighbourhood trends or structural issues.
- The solution: Hire an independent personal shopper. We work exclusively for you. We provide unbiased advice and negotiate the price down. We have no conflict of interest in the transaction.
2. Mistake: Underestimating the total cost of acquisition
Many buyers only budget for the price of the property. Consequently, they are hit with a huge financial shock at the notary’s office.
- The problem: Closing costs in Valencia are high. Specifically, you must pay property transfer tax (ITP), notary fees and registry fees. These costs currently total approximately 15% to 17% of the purchase price.
- The solution: Always calculate your ‘total acquisition cost’ before making an offer. For example, if your budget is €300,000, look for properties priced at around €265,000. We provide a full, line-by-line cost estimate for every property we scout.
3. Mistake: Assuming the notary performs due diligence
Foreign buyers often mistakenly believe that the notary protects them from legal issues. However, this is a dangerous misconception.
- The problem: The notary only verifies that the contract is legal. They do not check whether the terrace was built illegally. They also do not check for structural dampness in the building. Their role is simply to formalise the transfer of the title.
- The solution: You must conduct independent due diligence. Indeed, your lawyer and personal shopper must check the Nota Simple for any outstanding debts. We also verify urban planning compliance to ensure that there are no future demolition orders in place.
4. Mistake: Skipping a professional technical inspection
Many buyers are attracted to the ‘Bohemian charm’ of old Valencian flats. Consequently, they overlook what lies beneath the surface.
- The problem: Historic buildings in areas such as El Carmen and Cabanyal may have hidden ‘lemon’ issues. These include outdated wiring, lead pipes and wood-boring insects (carcoma). Therefore, what seems like a bargain can quickly turn into a money pit.
- The solution: Never sign a contract without carrying out a technical survey first. We bring in architects to assess the structural integrity of the property. They also provide an estimate for any necessary repairs. This puts you in a strong position to renegotiate the price.
5. Mistake: Ignoring local rental and zoning laws
Valencia’s laws on tourist rentals underwent significant changes in 2025 and 2026. Many buyers still assume that they can easily rent out their property on Airbnb.
- The problem: Many neighbourhoods now have total bans on new tourist licences. Furthermore, many ‘Community of Owners’ rules prohibit short-term rentals. If you buy with the intention of achieving a high yield from tourism without checking first, you may end up with a traditional long-term rental yield instead.
- The solution: Define your exit strategy early on. Specifically, we verify the zoning regulations for each apartment. We also check the community statutes to make sure that your investment goals are legally feasible.
❓ Frequently Asked Questions (FAQ)
Yes. While it is not mandatory by law, it is essential. A lawyer can protect you from inheriting debts and ensure that the contract is fair.
If you sign the Arras contract, you may lose your 10% deposit. Therefore, all legal checks must be carried out before you sign.
In Valencia, it is standard practice for both the buyer and the seller to pay a commission of 3%. However, as your personal shopper, you only pay this fee to us. We then negotiate with the listing agent to ensure that they collect their share from the seller, meaning that you never pay double.
No, the NIE (foreigner ID number) is mandatory for the deed, paying taxes and setting up utility services. You should obtain it early on in the process. We can assist you with this.
