Spain house

Rusticom, Colours of Andalucia, S.L.U.

La Alqueria, Andalucia, Spain

€65,000

Rusticom, Colours of Andalucia, S.L.U.

Key facts

Bedrooms
4
Bathrooms
2
Type
house

Features

  • Garden

About this property

Now 79,000 Euros! The perfect character house. Two storey, 3 - 4 bedroom rural cave house, for sale near Galera, Granada. Beautiful outdoor sitting areas, and a massive roof terrace with 360 degree views of the countryside and mountains. Incredible character throughout the property. Ready to move into. Great spot for rural rentals and bed and breakfast. The property was previously licensed for bed and breakfast and rural rentals. The property is in a need of some painting and TLC to get it to be perfect again. ----------------full video tour available------ ----------------------------------- A truly one of a kind cave home with excellent original features, character and design. Designed to take full advantage of outdoor living and the surrounding views. ----------------------------------------- The property has a sun terrace at the entrance with a pergola and private sitting area. Ample parking is available just opposite. Front door entrance to reception hall with original mangers in the cave walls. Cosy living room with fireplace and door to terrace. Rustic style, very practical kitchen with lots of natural light. Charming cave dining room, great for entertaining. Two lovely cave bedrooms on the ground floor and one of the most spectacular rustic bathrooms we've ever seen. With inglenook toilet, literally built into the original old fireplace with original bread oven. Large dressing area and very spacious double shower with window. Upstairs is large master bedroom with private roof terrace. --------------------------------- Next to the house is an un-renovated cave room that could be incorporated into the house as another bedroom or alternatively kept as storage space or workshop. --------------------------------- Stair to the side of the house leading to the roof garden above with wide-open views of the surroundings and a small studio guest cabin with private bathroom. Ideal spot for guest or entertainment area. ------------------------------------- Property has

Location

Approximate location based on the listing's town. Confirm the exact address with the agent.

How to buy this property

Typical process in Spain — 6–10 weeks from accepted offer to keys. Tell us where you're buying from:

What's different for you

  • You already have a DNI/NIE and a Spanish bank, so the process can run in under 6 weeks.
  • Some regions give reduced transfer-tax rates for main homes, under-35s or large families. Ask your gestor which ones apply.

What's different for you

  • You still need an NIE tax number, but you can live here freely. Register as a resident (certificado de registro) if you stay more than 3 months.
  • As a non-resident owner you pay annual non-resident income tax at 19% on a deemed income of 1.1–2% of the cadastral value. If you let the property, you can deduct expenses.
  • Banks lend to EU non-residents, usually at 60–70% loan-to-value.

What's different for you

  • You can buy freely today. The proposed 100% tax on non-EU buyers stalled in Congress in 2026 and is not law, but watch the news before you commit.
  • The golden visa ended in April 2025, so buying doesn’t give you residency. Without a visa you are limited to 90 days in any 180.
  • Annual non-resident income tax is 24% (not 19%), and if you let the property you can’t deduct expenses.
  • Getting an NIE through a consulate can take 2–6 weeks, so apply before you make an offer.
  • Non-resident mortgages are typically 50–70% loan-to-value, and banks will want proof of income in your home country.

Next steps

  1. 1

    Get your NIE and a Spanish bank account

    1 day – 6 weeks

    Every buyer needs an NIE (foreigner tax number). You can get it in person at a police station in days, or through a consulate or a lawyer with power of attorney.

    For you: You likely already have this — skip ahead.

  2. 2

    Reservation deposit

    1–3 days

    A deposit of €3,000–€10,000 takes the property off the market while your lawyer checks it. Make sure the agreement says it’s refundable if the checks fail.

  3. 3

    Independent legal checks

    1–3 weeks

    Your own lawyer (not the agent’s) checks the Land Registry extract (nota simple), outstanding debts (IBI tax, community fees, utilities), building licences and the planning status.

  4. 4

    Private contract (contrato de arras)

    2–4 weeks after the offer

    You sign and pay about 10%. If you pull out you lose it; if the seller pulls out they pay you double.

  5. 5

    Escritura at the notary and keys

    4–8 weeks after the arras

    You sign the deed before a notary and pay the balance (as a bank draft or traceable transfer), then get the keys. Your lawyer pays the transfer tax within 30 days and registers you as the owner.

    For you: You can sign by power of attorney at a Spanish consulate or a notary at home (with an apostille).

    For you: You can sign by power of attorney at a Spanish consulate or a notary at home (with an apostille).

Buying costs on €65,000

Transfer tax (ITP, resale homes)

7% in Andalucía

New builds pay 10% VAT plus 0.5–1.5% stamp duty instead. The tax is charged on the price or the cadastral reference value, whichever is higher.

 €4,550

Notary, Land Registry and gestor

≈ €1,300–€2,700

Notary and registry fees are on fixed official scales, and the gestor handles the tax filings.

 €1,300–€2,700

Independent lawyer

~1% + VAT (min. ~€1,500)

Essential for foreign buyers: the notary is neutral and doesn’t act for you.

 €650–€780

Estate agent fee

Normally paid by the seller

Check the reservation contract to confirm.

 —
Estimated total on top of the price €6,500–€8,030

Pitfalls to watch

  • Illegal builds on rustic land (especially inland Andalucía and Murcia): no licence can mean no utilities, no mortgage, or in the worst case a demolition order. Check the AFO/DAFO certificate.
  • Debts stay with the property: unpaid IBI tax and community fees pass to you. Get up-to-date certificates before completion.
  • If the seller isn’t resident in Spain, you must keep back 3% of the price and pay it to the tax office (form 211). Otherwise you are liable for their tax.
  • Holiday lets: since 2025, new tourist licences in apartment blocks need 3/5 of the owners to approve, and lets must be on the national registry. Many towns have frozen new licences.
  • Don’t under-declare the price or pay part in cash: it’s illegal, and the tax is charged on the cadastral reference value anyway.
  • Use your own lawyer, not the one the agent recommends — conflicts of interest are common on the costas.

General guidance, last reviewed October 2026 — not legal or tax advice. Rules change and every purchase is different, so confirm with an independent local lawyer or notary before you sign anything.

Buying property in Spain

Read our complete guide — fees, visas, taxes, and everything overseas buyers should know before making an offer in Spain.

Read the Spain buying guide