Some buyers can accept the quirks of Spanish real estate. Tiny bedrooms, fewer windows than you’d like, and quirky multi-room layouts can be challenging. If you can’t quite come to terms with it all, a new build might be worth a closer look.
Unlike a real estate agent or developer, Homesmith's role is to give you the real, objective view — the pros and cons — so you can decide if a new build is going to be right for you.
Here’s my no-nonsense breakdown of the six big pros and six important cons of buying a new build in Spain:
✅ The Pros of Buying a New Build
1. Constructed Using Modern Materials
Today’s new builds use modern materials and construction methods. This means better insulation, soundproofing, and fewer ongoing maintenance issues for buyers.
2. Designed for Year-Round Living
Many older coastal homes on the Costa Dorada were built as summer retreats. They often lack winter comfort. New builds usually include proper insulation, double-glazing, and heating/cooling systems. This makes the home comfortable to live in all year round.
3. Energy Efficiency
Spain’s newer building regulations require better energy performance. Expect features like energy-rated appliances, low-emission windows, and sometimes solar panels or heat-pump systems. These can lower your running costs and reduce your impact on the environment.
4. Modern Layouts & Amenities
New builds offer modern open-plan living, built-in storage, en-suite bathrooms, parking, swimming pools, and sometimes even landscaped gardens. Everything is designed with today’s lifestyles in mind.
5. Buyer Protections Under Spanish Law
Spanish law requires developers to provide a bank guarantee for off-plan deposits and a ten-year structural warranty. These safeguards offer more protection than most resale purchases and can be enforced if issues arise.
6. Customisation Before Completion
If you buy early in the build process, you might choose finishes, colours, and fixtures. Sometimes, you can even make small layout changes. This means you can tailor the home to your taste from day one — something that’s rarely possible with a resale property without major renovations.
⚠️ The Cons of Buying a New Build
1. Delayed Timelines
New-build projects often run behind schedule. Supply chain delays, adverse weather, or administrative issues can cause this. If you’re buying off-plan, be prepared for possible elastic timelines. A certain degree of flexibility will make the process far less stressful for you.
2. Higher Tax Compared to Resale Homes
With a new build, you pay IVA on every euro of the agreed price and stamp duty on the full contract price.
New Build | Second hand | |
Tax | IVA – 10% | ITP – 10% (up to €600K) |
Stamp Duty | 1.5% | N/A |
Calculation | % on full contract price | % on higher of purchase price or cadastral reference value |
3. Financing is Different
For off-plan purchases, payments are staged during construction. For example, you might pay 10% at reservation, another 20% during the build, with the balance due on completion. For cash buyers, this is less of a problem. But for buyers who need financing, mortgages only start when the property is complete and legally registered. You may need savings or find bridging finance to cover earlier instalments.
4. No Price Negotiation
Developers typically set fixed prices. Unlike resale properties, where you can negotiate the purchase price, with a new build, the deal is about what’s included. Optional extras — upgraded finishes, appliances, or additional features — are often negotiable. Developers may reward early or upfront payments with better inclusions or more premium finishes.
5. “Character” Can Be Missing
If you love exposed beams, mature gardens, or antique Spanish tiles, new builds can feel a bit sterile. But for many buyers, that’s the appeal — a blank canvas to shape entirely to your taste. With your choice of furniture, décor, and landscaping, you can create a home that reflects your style from day one.
6. Contracts Require Expert Review
New-build contracts can be notoriously tricky. They often contain detailed clauses about build stages, delivery timelines, penalties, and inclusions. Not all of them favour the buyer. I recommend having our property lawyer review the contract line-by-line before you sign. This ensures everything is watertight, especially regarding timings and “what’s included.”
Is a New Build Right for You?
Think a new build could be the right choice?
👉 Check out these 4 bed / 3 bath homes in Segur de Calafell (€445k). Thanks to one of our trusted real estate partners, you can book a viewing with Homesmith today!
In conclusion, buying a new build in Spain can be an exciting journey. It offers modern amenities, energy efficiency, and the chance to create a home that reflects your style. However, it’s essential to weigh the pros and cons carefully. With the right guidance, you can navigate the process smoothly and find the perfect new build that meets your needs.
