Pitfall 1: Assuming all new-build projects in Spain offer the same quality

One of the most common mistakes when buying a new-build in Spain is assuming that all new-build homes are constructed to the same standards. In reality, the quality of new-build projects can vary significantly—even within the same region.

Although Spain works with national building regulations, the legislation leaves room for interpretation. As a result, the final quality can differ greatly depending on the developer, architect and contractor. A new-build home on the Costa Blanca can differ substantially in finishes, insulation and technical installations compared to a similar project on the Costa del Sol, in Mallorca or in the Canary Islands. Even two projects located next to each other can show major differences.

Why this misconception is so common.
Many buyers base their choice mainly on price, location and visual presentation. Professional renders, show homes and marketing materials often create a perfect picture, but offer little insight into what lies behind the walls. Elements such as construction quality, insulation standards and technical finishing are usually not visible.

Especially with off-plan new-builds in Spain—where the property still has to be built—it is difficult to assess quality accurately without local knowledge or a technical background. As a result, build quality is often truly evaluated only once the property has already been delivered.

The importance of local and national expertise.
Because NB-ESTATES is active in all popular regions in Spain, we can compare projects not only locally, but also across regions. This makes it possible to assess quality more objectively than when focusing on one region only.

“In my day-to-day work, I see how big the difference can be between new-build projects that look strong on paper, yet are built completely differently in practice. We share that experience internally with colleagues in other regions, so customers across Spain are supported in the same way and with the same quality criteria.”
— Brent, Regional Manager New-Build Costa Blanca North

This way of working ensures that customers—whether they are buying on the Costa Blanca, Costa del Sol, Costa Cálida, Costa de Almería, Ibiza, Mallorca or the Canary Islands—can rely on consistent advice based on practical experience.

What this means for anyone looking to buy a new-build in Spain.
Anyone considering a new-build home in Spain should look beyond price and appearance. Real quality lies in technical details, materials used and the reliability of the developer.

By working with a partner that is active nationally yet present locally, you avoid this first and often underestimated mistake. This not only improves living comfort, but also better protects your investment in the long term.

Pitfall 2: Underestimating the total cost of a new-build property

A second common mistake is focusing solely on the purchase price of the property. That price often looks clear and attractive, but it rarely represents the full cost picture.

Why this mistake is so common.
In many countries, people are used to the purchase price covering most costs. In Spain, it works differently. The purchase price of a new-build home typically excludes several mandatory costs and often also excludes certain finishes. In addition, prices are frequently communicated without a clear indication of what is and isn’t included. This creates a gap between the announced budget and the final investment.

Which costs are often underestimated.
In addition to the purchase price, you should budget for VAT (IVA), notary fees, registration costs and legal support. Connections, upgrades and finish choices can also affect the final budget. These costs are not unusual and apply throughout Spain, but they often only become concrete once the purchasing process has already started.

The risk of insufficient financial preparation.
When buyers only gain insight into the total cost at a late stage, it can lead to uncertainty, budget adjustments or even reconsidering the purchase. That is particularly unfortunate because it is entirely avoidable with the right preparation. 

With off-plan new-builds, this risk can be even greater, as certain costs may only become clear later in the process if they were not explained properly upfront.

How we clarify this in advance for our clients.
Our approach is designed to provide full transparency from the very first conversation. For each new-build project, we create a clear and realistic cost estimate tailored to the chosen region and the type of property.

This ensures that clients know exactly where they stand financially—even before signing a reservation agreement. It provides peace of mind and prevents surprises later in the process.

What this means for anyone looking to buy a new-build in Spain.
Anyone considering a new-build home in Spain should look not only at the purchase price, but at the full financial picture. A correct estimate of total costs is essential for making a confident decision.

Pitfall 3: Buying off-plan without guidance or local follow-up

A large part of new-build property in Spain is sold off-plan, meaning the home still has to be built at the time of purchase. This is a perfectly common way to buy in Spain, but it is also one of the most underestimated risks when done without professional guidance.

Buying off-plan requires trust, insight and follow-up. Without those elements, an apparently smooth purchase process can quickly become complex.

What buying off-plan in Spain involves.
With an off-plan purchase, you commit to buying a property that is under construction or has not yet started. Your decision is based on plans, technical descriptions and visualisations—not on a finished product.

This system exists in all sought-after Spanish regions. It is not unusual, but it does require understanding how the process works in Spain.

Why buyers often underestimate this.
Many buyers assume that new-build automatically means certainty. They rely on the developer’s name or on the fact that it is a new project. In reality, the main risks lie in the details of the contract, the payment structure and the follow-up during the construction phase.

Without guidance, it is difficult to assess whether all guarantees are correctly in place and whether the agreements are legally watertight.

The risks of buying off-plan without follow-up.
If an off-plan purchase is not carefully monitored, problems can arise around payment milestones, delivery timelines or changes within the project. Communication with the developer is not always smooth either, for example when there is no fixed point of contact or due to a language barrier.

Why guidance makes the difference.
Professional guidance keeps the process structured and clear. Contracts are reviewed, payments are followed up correctly, and construction progress is monitored. At NB-ESTATES we take on that role and act as an intermediary to ensure clear, correct and continuous information flow.

Because we are active in all sought-after regions in Spain, we can follow up off-plan purchases both centrally and locally. This means clients have one clear point of contact, while someone on the ground remains involved with the project.

What this means for anyone looking to buy off-plan in Spain.
Buying off-plan in Spain does not have to be risky at all, as long as the process is well guided. With the right support it becomes a transparent journey, with clear steps and properly managed expectations.

Those who buy off-plan without guidance often take unnecessary risks. Those who are supported buy with greater certainty and peace of mind.

Pitfall 4: Paying too little attention to location, surroundings or future value

When buying a new-build in Spain, many buyers focus mainly on the property itself: the design, layout and finishes. What is often underestimated is the importance of the location and the direct surroundings. Yet these factors are decisive for living comfort, rental potential and the future value of the property.

Why location is often underestimated with new-builds.
New-build projects are often presented as complete concepts, where the property is central and the surroundings are explained only briefly. Renders show sun, sea and tranquillity, but rarely provide a full picture of what is around the project—or what may develop in the future.

Especially buyers who do not live permanently in Spain have less insight into local conditions and base their decision mainly on visual impressions and descriptions.

The difference between region, neighbourhood and micro-location.
A well-known region or popular town is not a guarantee of a good location. Within the same municipality there can be major differences between neighbourhoods and even between streets. Factors such as accessibility, long-term views, proximity to amenities and the type of surrounding development play a major role.

With new-builds this is even more important, because surrounding plots may not yet be developed at the time of purchase.

Impact on rental potential and long-term value.
A property’s location directly affects the target audience it suits. What is ideal for personal use is not always optimal for rental, and vice versa. Whether a property remains attractive in the long term also strongly depends on the surroundings and spatial planning.

If buyers do not consider this enough at purchase, they may later face limitations that could have been avoided.

Insights from practice, shared across regions.
Nils, Regional Manager New-Build Costa Blanca South and Costa Cálida, also sees daily how important location and surroundings are in Spain’s new-build market:

“What I sometimes notice with clients is that they focus mainly on the property itself. Only later do they realise how decisive both the specific micro-location and the wider surroundings are for daily comfort and long-term value. That is exactly why local guidance, by someone who truly knows the area, is so important.”
— Nils, Regional Manager New-Build Costa Blanca South and Costa Cálida

By sharing insights from regional managers like Nils internally, clients across Spain can rely on advice based on practical experience—not just theory or marketing information.

Why local knowledge is indispensable here.
Understanding location and surroundings requires local knowledge. It is not only about what is visible today, but also about what is possible or planned in the future—information you rarely find in brochures or online listings.

Because we are locally present in all regions where we operate and closely follow the different locations, we can guide clients with realistic and well-founded information about the surroundings in which they are considering buying.

What this means for anyone looking to buy a new-build in Spain.
Anyone considering a new-build home in Spain should look beyond the property itself. The right location contributes to daily comfort, but also to peace of mind after the purchase and the market value in the long term.

By taking the surroundings and future perspective into account at purchase, you avoid disappointment and make a more thoughtful choice.

Pitfall 5: Assuming “new-build” means fully finished

Another common misconception when buying a new-build in Spain is that a new-build home is automatically fully finished and move-in ready. In reality, this varies greatly by project, developer and region.

What is standard in one project may be offered as an extra in another. This regularly leads to confusion and incorrect expectations for buyers, making it harder to compare prices and quality properly.

Where this misconception comes from.
Many buyers base their expectations on show homes, renders, videos and photos. These usually show a perfectly finished property, including furniture, lighting and styling. What is less visible is which elements are actually included in the sales price and which are not.

In Spain, new-builds are often sold with a basic level of finish, while certain features are optional. This is not unusual and occurs in all regions, from the Costa Blanca to Ibiza and the Canary Islands.

What is often not included as standard.
Items such as kitchen appliances, air conditioning, lighting, and garden or pool finishing are not always included—even in modern or luxury new-build projects. This does not mean the quality is lower, but it does mean buyers should know in advance what is included in the price.

If this only becomes clear later, it can affect the budget and the overall feeling of transparency during the purchase process.

Why clear expectations are crucial.
Expectations and reality must align. If buyers assume everything is included but later find that it is not, disappointment often follows. That is a pity, because with correct information upfront it is easy to avoid.

Clarity on included and optional items also makes it easier to make choices that match the available budget and the intended use of the property.

How we communicate this clearly in advance.
For each new-build project, we take the time to go through what is exactly included and which choices are still open. This creates a realistic picture of the final home and the total investment.

Thanks to this transparent approach, clients know from the beginning what they can expect. A well-informed buyer makes better decisions and ultimately enjoys the property more.

Pitfall 6: Only arranging legal support after reserving

A final—but particularly important—mistake when buying a new-build in Spain is engaging legal support too late. Many buyers postpone legal review until after the reservation, or even until just before signing at the notary.

In practice, the opposite is true: with new-builds, and especially with off-plan purchases, legal support is essential from the start.

Why this mistake is so common.
New-build projects are often presented very professionally and create a sense of security. Buyers trust the developer’s reputation or the fact that it is a new project, which can lead to legal documents being read less critically.

In addition, many foreign buyers underestimate the complexity of the Spanish purchasing process and the legal differences compared to their home country.

What can go wrong legally without guidance.
Without specialised legal review, key elements may be unclear or insufficiently regulated, such as delivery deadlines, guarantees, bank guarantees or penalty clauses for delays. The content of reservation agreements and private purchase contracts also deserves close attention.

Why legal support is crucial from the beginning.
A specialised property lawyer ensures that contracts are properly reviewed before they are signed. This clarifies rights and obligations, prevents misunderstandings and protects the buyer throughout the entire process.

When legal support is involved from the start, the purchase process generally runs more smoothly and with less stress.

How we create legal clarity within the purchase process.
Within our organisation, we have an internal legal department that supports clients with the administrative and legal structure of the purchase process. They ensure documents are followed up correctly, procedures are clear, and the process remains structured and manageable.

It is important to emphasise that our legal department is not a law firm. For independent legal review of contracts, we always advise clients to work with a specialised property lawyer in Spain. We can recommend reliable partners for this.

Our role is to:

• help structure the legal process
• identify and coordinate documents in a timely manner
• facilitate communication between buyer, developer and lawyer

In this way, our internal legal team and external lawyers complement each other, ensuring a smooth and secure purchase process.

Buying a new-build in Spain with peace of mind – how we support our clients

Buying a new-build home in Spain does not have to be a complex or stressful journey—provided the process is well structured and properly guided. That is often the difference between uncertainty and confidence for many buyers. Our support is designed to create clarity, oversight and continuity, regardless of the region in which someone buys.

One central point of contact, backed by local expertise.
Although we operate in multiple regions in Spain, we always work with one clear point of contact for the client. At the same time, every purchase is followed up locally by a regional manager who knows the market, the projects and the surroundings inside out.

This combination of a central structure in Belgium and the local presence of our regional managers ensures that clients are not passed from one person to another, but feel supported throughout the entire journey.

Support from first selection through to completion.
Our role does not start at reservation—it starts much earlier. We guide clients in comparing projects, assessing quality and understanding differences between regions and developers.

Even after a project has been selected, we remain involved. During the construction phase, we provide consistent follow-up and clear communication, so clients always know where they stand and what the next steps are.

Transparency about price, content and expectations.
A worry-free purchase starts with accurate information. That is why we place strong emphasis on transparency about:

• what is included in the price
• which costs are additional
• which choices are still open
• what to expect after purchase (e.g. recurring costs such as taxes)

This helps avoid surprises and creates realistic expectations.

A consistent approach, regardless of the region in Spain.
Whether a client buys on the Costa Blanca, Costa Cálida, Costa de Almería, Costa del Sol, or in Ibiza, Mallorca or the Canary Islands, our way of supporting them remains the same. By sharing knowledge and experience between regional managers, we ensure consistent advice quality across Spain. This makes it easier for clients to compare regions and make the right choices with confidence.

What this means for our clients.
Buying a new-build in Spain with peace of mind means knowing that:

• you are always correctly informed
• the process is clearly structured
• you are guided by people with local knowledge
• you are not alone in the journey

For many clients, that certainty is at least as important as the property itself.

Conclusion: buying a new-build in Spain starts with the right preparation—and the right partner

For many people, buying a new-build home in Spain is an important step, often linked to big expectations and dreams. As this article shows, most risks do not lie in the property itself, but in incorrect assumptions, incomplete information and a lack of guidance.

By understanding the most common pitfalls, buyers can avoid a lot of uncertainty before the purchase process truly begins.

What makes the difference is working with a partner that is active nationally yet remains locally anchored. Thanks to the involvement of regional managers in different Spanish regions and our strong base in Belgium, clients can rely on consistent advice rooted in practical experience and knowledge of the local market.

Combined with a structured process, transparent communication and internal legal follow-up—supported by independent external partners—the purchase journey remains clear and manageable.

👉 Considering buying a new-build home in Spain?
Make sure you are well informed and properly guided, so your purchase becomes a positive experience—today and in the long term.

Further reading: which documents are needed for property in Spain?
Anyone looking into buying a new-build in Spain quickly discovers that the purchase process is closely linked to the right documentation and administrative follow-up. This is true not only when buying, but also later when selling the property.

In an earlier blog post, we explain which documents are needed to sell a property in Spain, and why correct preparation is essential there as well. This information ties in closely with the importance of transparency and legal clarity, which also play a central role when buying new-builds.

👉 Read more about the documents needed to sell your property in Spain.