Some buyers love the quirks and character of Spanish real estate. But tiny bedrooms, small windows and quirky multi-room layouts can be too challenging for some buyers. 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 big pros and important cons of buying a new build in Spain:
✅ The Pros of Buying a New Build
1. 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.
2. Energy Efficient A-C ratings
New builds already comply with the EU’s 2030 energy performance targets (EPBD), with better insulation and low-consumption systems like heat pumps and often solar panels as standard. Giving buyers lower running costs, no costly upgrades and stronger resale value later.
3. Contemporary Design + Materials
New builds offer modern open-plan living, built-in storage, en-suite bathrooms - everything is designed with today’s lifestyles in mind. Developers also use the latest construction methods which means better insulation, soundproofing, and fewer ongoing maintenance issues for buyers.
4. 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.
5. 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 the 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.
🛠️ How Homesmith Helps You Buy the Right New Build
New builds might look incredible on the developer's website, but the reality can be quite different.
1. Timing is everything
Buying off-plan is a trade-off between risk and reward. Early buyers get the best prices, layouts, light and orientation — but they’re also taking a leap of faith that the developer will deliver on time and as promised. We help you understand where each development really is in its build and release cycle, who’s behind it, and whether that early-bird discount is worth the risk.
2. We get the facts before you waste time
The property portals don't show you what’s actually available — and developer sales teams will often gatekeep this info to get you into the room with them. We go direct, gather the facts, and tell you what’s really left — so you don’t waste time meeting sales reps only to hear, “Sorry, nothing in your budget.”
3. We know which developers to trust (and which to avoid)
Not all developers are created equal. Some offer great value early on — but you’re buying from plans and promises alone. Others cost more because you can walk the show home and see the quality upfront. We guide you to the developer that matches your expectations and appetite for risk.
4. Eagle-eye contract review (before you sign anything)
New-build contracts can be dense, legalistic, and not always written in your favour. We review them line by line — checking delivery timelines, penalty clauses, inclusions, and hidden traps. Then we negotiate where needed, so you don’t get caught out later.
Is a New Build Right for You?
Think a new build could be the right choice? With Homesmith by your side, we'll find the right new build that meets your needs and help you buy with confidence.
👉 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!
