Are you going to sign a down payment in Calpe without a NIE or a bank account? The “I’ll do it later” trap

The reservation that looks like a victory... until it blows up in your face

You see yourself there, on a terrace in Calpe, smelling the sea, and the agent tells you: “If you leave the down payment today, it's yours.” You sign. You pay. You toast. And then the sudoku begins: you don't have a NIE, you don't have a Spanish bank account, your international bank limits transfers, and the notary asks for documents that you were going to get “later.”

The real result: the apartment is not yet yours, the clock is ticking, and every day without documents means pressure, penalties, and emergency flights. In 2025, with compliance checks and tight schedules on the Costa Blanca, “later” means “too late.”

A down payment doesn't buy time. It buys obligations. And if you don't comply, it hurts.

What really happens when you buy on the Costa Blanca (and nobody tells you)

The typical script for an impulsive buyer

You come to Calpe for a weekend, visit three apartments, one has afternoon light and you can see the Peñón. The agent proposes a reservation (3,000–6,000 €) “to take it off the market.” It sounds logical. You pay with a card or a transfer. You return to your country and… now, paperwork.

You look for an appointment for the NIE in Alicante or Benidorm. You are surprised that the first available slot is in weeks. You call a Spanish bank to open a non-resident account and they ask for your passport, proof of income, origin of funds, and translations. Between holidays, validations, and in-person signatures, things get stretched out. Meanwhile, the seller wants the arras (usually 10%) and the notary's calendar is already almost full.

The detail that doesn't fit in the ad

• The notary for a purchase for foreigners requires a NIE, no matter what. Without the number, you can't sign.
• Your bank needs to justify the international transfer for the purchase in Spain and it can take longer than they told you.
• If you reserve without conditions, the deadline is dictated by the contract, not your schedule.

The mistake almost everyone makes

Believing that the down payment also “blocks” administrative time. It doesn't. The only thing it really blocks is your responsibility. The illusion is to think: “First I'll secure the house and then I'll get the NIE, the Spanish bank account for foreigners, and the rest.”

Another dangerous belief: “If something is delayed, the seller will understand.” Maybe. Or maybe they have another offer with a signature ready and they'll say goodbye, with your reservation turning into a useless piece of paper (or worse: a penalty if you already signed the arras contract).

What happens if you don't change anything: the price of “later”

Imagine this. You arrive at the date for the penitential arras without a NIE. They offer to postpone, but in exchange for a price increase or losing the house. You agree to give in… and the big money is still missing. Your transfer from outside the EU takes 3–5 business days, the bank blocks it for compliance, and asks for extra documentation. The notary won't make a move without the funds, and the seller becomes impatient.

Now add the human part: stress, sleepless nights, untimely calls with banks, expensive flights, and schedules that don't match your work. That house with a terrace and paella on Sundays starts to taste like anxiety. All because you signed before you had the basics.

The revelation: buy like a pro, not like a tourist

Buyers who win don't reserve on impulse. First, they make themselves “signable.” How? They arrive at the down payment with the elements that truly give them power: NIE processed or in progress with a confirmed date, Spanish bank account opened (or a solid Plan B), prepared documentation for funds, and a reservation contract with clear suspensive clauses. In that order.

It's not romanticism, it's negotiation. When you show that you are ready to sign without surprises, they take you seriously. And yes, that also translates into a better price or better conditions.

This is what a purchase without shocks in Calpe looks like

You reserve with well-written conditions. You enter the arras with 10% and a realistic calendar. Your bank has already approved the capital movement or the non-resident mortgage. The notary is scheduled, and your interpreter is confirmed. That day, keys, deed, smile. And celebrate looking at the Peñón. Without last-minute flights, without emails saying “a document is missing,” without “I thought that.”

Anti-wall checklist: what you need before signing any down payment

1) NIE: your key to everything

• What it is: Foreigner Identity Number. Mandatory to buy a home, pay taxes, and sign at the notary's office.
• Where: Police Station/Foreigner's Office in Alicante or Benidorm, or at the Spanish consulate in your country.
• Deadlines: in 2025, appointments can take weeks depending on the season. Avoid the lottery.
• "Urgent" NIE in Alicante: with a specialized management company, the appointment and paperwork are usually accelerated. It's not magic, it's priority and method.
• Tip: schedule your appointment before you come to see apartments. Yes, before.

2) Spanish bank account (and Plan B if you don't have one yet)

• Why: it is not strictly mandatory by law, but it facilitates the payment of ITP/AJD, utilities, community fees, and, above all, on the day of signing (bank check or immediate transfer).
• Typical documents: passport, proof of income, origin of funds, tax documents; sometimes translations/apostilles.
• Plan B: coordinate the international transfer for the purchase in Spain on time, or use currency exchange intermediaries with local accounts. Note: most notaries do not operate as escrow; the payment is usually a Spanish bank check or a confirmed transfer before the signing.

3) Money ready, not “on the way”

• SEPA (EU): 1 business day typical. SWIFT (outside EU): 2–5 days and additional checks.
• Limits: your bank may have daily caps. Request an increase in advance.
• Currency exchange: lock in the exchange rate with a regulated provider if you want to avoid surprises.
• Proof of origin: inheritances, sales, savings… Have it documented. Compliance doesn't negotiate.

4) Costs and taxes in the Valencian Community

• ITP (second-hand): usually 10% of the price.
• IVA + AJD (new construction): VAT 10% + AJD (variable); consult your case.
• Notary and Registry: approx. €1,000–€2,000 depending on price and documents.
• Management fees: €300–€600 if you delegate procedures.
• More: pro rata IBI, garbage, community certificate without debts, new/change of utilities.

5) Contracts that do protect you

• Reservation: includes suspensive clauses (NIE, financing, appraisal) and realistic deadlines.
• Penitential arras: defines penalties if one party does not comply. Read it carefully and negotiate feasible deadlines.
• Who pays what: clearly state taxes, expenses, and included furniture.

6) Notary without drama

• Choice: Calp, Benissa, Altea… coordinate dates with the seller and bank.
• Interpreter: if you don't speak Spanish fluently, confirm a translator. The notary appreciates it, and you sleep better.
• Power of attorney: if you can't travel, grant a power of attorney in your country (with apostille and translation) so you can be represented.

7) Basic due diligence

• Nota simple: ownership and encumbrances.
• Catastro and match with Registry.
• Certificates: community up to date, IBI paid, energy efficiency.
• Urbanistic situation and, if applicable, a valid license/second occupancy.

8) If you need a mortgage

• Pre-approval for non-residents before reserving. Avoid the “I'm sure they'll grant it” attitude.
• FEIN/FIAE: Spanish law requires information and a prior visit to the notary. Allow for a reflection period.
• Documents: income, debts, employment history, taxes. It's better to have sworn translations ready.

9) Realistic calendar

• Day 0–7: reservation with conditions + confirmed NIE appointment + bank account opening started.
• Day 8–30: due diligence, 10% arras, prepared transfers or mortgage approved.
• Day 31–60: signing at the notary and handover of keys. Without shocks.

A realistic mini story: two buyers, two endings

Anna and Mark (Belgium) signed a reservation in Calpe “to secure it” and left the NIE for later. The result: they missed a flight, paid for furniture storage, and almost lost €5,000 for not meeting the deadline for the arras.

Paul (United Kingdom) did the opposite: he processed his NIE through the consulate, opened a Spanish bank account remotely with his documentation already verified, and agreed to a suspensive clause for financing in the contract. He signed in 45 days and still had time left for a fideuá at the port.

Make it easy: a no-excuses method for buying in Calpe

1. Define net budget (price + approx. 12–13% expenses).
2. Block a NIE appointment (Alicante/Benidorm/consulate) before flying.
3. Open a non-resident Spanish bank account with all documents ready.
4. Prepare funds/mortgage with an approved transfer plan and limits.
5. Reserve with conditions (NIE/financing/appraisal) and deadlines with a margin.
6. Arras only when the above is on track. No blind faith.
7. Schedule notary and translator, review the draft deed and certificates.
8. Sign and move in with utilities and community transferred.

Want to get to the signing without breaking a sweat? Let's talk today

If you've read this far, you already know the uncomfortable truth: you don't have an apartment problem, you have a preparation problem. And it can be solved in days, not months, if you work with someone who experiences the Calpe market daily.

At Marina Digorn, we have been on the Costa Blanca for over 20 years helping international buyers avoid the “later” trap. We coordinate your NIE (yes, even urgent NIE in Alicante), pave the way with banks, set up the calendar with the notary, filter real properties, and guide you in your language. The result: zero shocks, keys in hand, and no rush.

You want to buy well. We'll get you to the signing.

• Request your legal checklist and purchase calendar in Calpe (free).
• Schedule a multilingual consultation to review your case and timeline.
• Explore filtered properties on the Costa Blanca and visit in person or virtually.

Direct contact: info@marinadigorn.com | +34 619 89 16 85 | Av. de Ifach, 4, 03710 Calp, Alicante.

Your next decision: sign a down payment with paperwork… or with faith. Your wallet knows which to choose.