Step 1: NIE, bank and lawyer
Each buyer needs an NIE. A Spanish bank account is not compulsory but makes taxes and bills easier. Choose an independent lawyer before the first document, the reservation, commits any money. See NIE and power of attorney.
Step 2: reservation and first checks
Before paying a reservation fee, your lawyer should obtain the Land Registry extract and make sure the fee is refundable if the checks fail.
Step 3: due diligence
| Check | Why it matters in Menorca |
|---|---|
| Land category under the island plan | Most countryside is protected rustic land |
| Licences for each building | Old farmhouses were often extended without licences |
| Coast and Camí de Cavalls | Public domain and public passage near the sea |
| Water and septic system | Many country houses are off the mains |
| Holiday rental licence | Depends on property type and zoning |
| Debts and community | IBI and community debts follow the property |
See legal due diligence and buying a country house.
Step 4: the arras contract
You pay a deposit of around 10%. If you withdraw without a contractual reason you lose it; if the seller withdraws, they usually return double. Your lawyer negotiates conditions, dates and retentions. See arras contract review.
Step 5: finance
Spanish banks lend to non-residents, usually with a lower loan-to-value. Before signing a mortgage you must attend a free advice session with the notary.
Step 6: completion
The deed is signed at a notary in Menorca. Your lawyer checks the registry on the day and controls the payments; the keys are handed over on signing.
Step 7: taxes and registration
Transfer tax (or VAT and stamp duty on new builds) is paid within the deadline and the deed is registered. With a non-resident seller you must withhold 3% of the price for the tax office. See purchase costs and taxes.
How long it takes
Usually six to ten weeks from reservation to completion for a resale property, longer for country houses with complex planning. This guide is published by Menorca.law, part of Castell.law; see our property lawyer service.
Before you sign or pay, ask a lawyer
Send us the document, the listing or a short summary of the problem. A lawyer will tell you what matters, what it could cost you and what to do next.
Frequently asked questions
Can foreigners buy property in Menorca?
Yes, any nationality can buy; you need an NIE.
Does buying property give me residence?
No. The golden visa has ended; you need a separate residence route.
Can I buy remotely?
Yes, with a power of attorney.
What is the biggest risk in Menorca?
Unlicensed works on protected rustic land and assumed rental income.
Do I need a mortgage in Spain?
No, but if you finance the purchase in Spain the bank's valuation and the notary's advice session must be planned into the timetable.