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Buying property in Spain is a dream for many, whether as a holiday home, a forever home or an investment. One of the first major decisions buyers face is choosing between a new build home and a resale home. Both options have clear advantages and the right choice depends on budget, timeline, lifestyle preferences and long-term goals.
This guide compares both property types to help you make an informed decision.
1. What Is a New Build?
New build homes are properties that have either just been completed or are still under construction. In Spain, these are commonly referred to as “obra nueva”.
Advantages of New Build Homes
Modern design and layout
New builds typically feature contemporary architecture, open-plan living spaces, modern kitchens and improved insulation.
Energy efficiency
They are constructed under the latest building regulations and often achieve high energy efficiency ratings, helping reduce ongoing utility costs.
Warranty and legal protection
Spanish law provides warranties on new build properties, including up to 10 years for structural defects and shorter guarantees for installations and finishes.
Lower short-term maintenance
As everything is new, owners usually face fewer repair and maintenance costs during the first years of ownership.
2. What Is a Resale Home?
A resale home is a property that has been previously owned and lived in. These properties can range from older apartments in city centres to villas in established residential areas.
Advantages of Resale Homes
More competitive pricing
Resale properties are often cheaper per square metre, particularly if they require modernisation.
Greater negotiation potential
Private sellers may be more flexible on price, furnishings, or completion timelines.
Established locations
Many resale homes are located in mature neighbourhoods with existing infrastructure, amenities and transport links.
Character and charm
Traditional Spanish homes may offer architectural features such as original tiles, wooden beams or distinctive layouts.
3. Price Differences Explained
In general, new build homes tend to have a higher purchase price per square metre. This reflects modern construction standards, energy efficiency and the inclusion of communal features such as pools, landscaped gardens and parking.
Resale homes often have a lower initial purchase price, but buyers should consider the potential cost of renovations or upgrades. These additional expenses can significantly affect the overall budget.
The key decision is whether you prefer paying more upfront for a move-in-ready home or purchasing at a lower price with the intention of renovating over time.
4. Timing and Completion
New build homes
If purchased off-plan, completion may take several months or longer. While staged payments can be beneficial, delays are possible.
Resale homes
Resale purchases are generally quicker, with completion commonly taking around eight to twelve weeks once financing is in place.
If timing and certainty are important, resale properties often offer a more predictable process.
5. Taxes and Buying Costs in Spain
New build properties
Buyers typically pay VAT (IVA) at around 10 percent, plus stamp duty (AJD), which varies by region.
Resale properties
Buyers pay property transfer tax (ITP) usually 10% depending on the autonomous community.
It is essential to check current regional tax rates, as they can vary across Spain.
6. Investment and Resale Value
New build properties appeal to buyers seeking modern, low-maintenance homes and energy efficiency. They are often attractive for both long-term ownership and rental markets.
Resale properties can offer strong long-term value, especially in prime or well-established locations. Renovation can further increase resale potential.
Regardless of property type, location remains one of the most important factors influencing future value.
7. Lifestyle Considerations
A new build home may suit buyers who prioritise modern living, energy efficiency and minimal maintenance.
A resale home may be better for those who value established neighbourhoods, flexibility in negotiation and traditional character.
Final Thoughts
Both new build and resale homes play an important role in the Spanish property market. The right choice depends on your personal priorities, financial planning, and lifestyle needs.
New builds are ideal for buyers seeking modern convenience and efficiency, while resale homes often appeal to those looking for character, location and faster completion.
