Primary purchase (directly from the developer) often comes with more favorable terms and a flexible payment schedule, with a clear procedure through notary escrow. Below is a guide to taxes, timelines, and documentation.
Note: Foreign buyers additionally pay property tax (annually) and, if renting out, tourist tax (amounts are not significant). For a primary purchase directly from a developer, the 3% is usually not charged.
Primary vs. secondary purchase
- Primary (directly from the developer): in practice, the buyer usually does not pay the 3% transfer tax (B2B specifics and conditions are defined by the contract).
- Secondary (resale): purchase/transfer rates apply (tables below) and standard transfer costs.
Purchase/transfer taxes — quick overview
| Value | Rate |
|---|---|
| up to €150,000 | 3% |
| €150,000–€500,000 | 5% |
| over €500,000 | 6% |
Notary escrow and why it matters
- Payments go to the notary’s account and are released by construction stages (foundation, slabs, roof, façade, installations, finishes).
- Each stage is supported by a supervision report + a drone/photo report — security and transparency.
- This eliminates the risk of “paying on trust” and speeds up communication between buyer–developer–supervision.
See what our contractual dynamics and stage-by-stage reporting look like
Stage-based payment models (examples)
- 30/30/30/10 — evenly spread across key construction milestones.
- 50/20/20/10 — a larger upfront share (often a lower price per m²).
Residence permit, financing, and other practical answers
- Residence permit: possible by purchasing any residential property (no minimum amount; land plots do not count).
- Loans for non-residents: in practice not available — which is why stage payments with notary escrow are popular.
- Directly from the developer: in addition to the payment schedule, you often get faster site access (stage-based visits) and priority in unit selection.
Document and verification checklist
- A contract with clearly defined milestones and deadlines.
- Notary escrow — account details and fund-release conditions.
- Specification and cost schedule — brands, specs, fit-out options.
- Monthly reports — drone/photo + supervision report.
- 10/1 warranties — structure / workmanship.
- Handover plan (e.g., Q4 2026) + post-handover service.
Do you need our Due Diligence package (sample contract + reporting + references)? Request it here.
Most common buyer mistakes (and how to avoid them)
- Advance payment without notary escrow.
- “Flexible deadlines” with no defined penalties/extensions.
- Unclear specification/cost schedule (materials “as needed”).
- No monthly reports (drone/photo) and no supervision reports.
- References without contacts and without verifiable site footage.