Owning a country home in Andalusia is a dream for many. Rolling hills, year-round sunshine, and rich cultural heritage make this region a unique place to live, retreat, or invest. But buying a rural property is quite different from purchasing a city apartment or a coastal villa.

This guide provides a complete overview of what buyers should consider when purchasing a rustic finca or cortijo in Andalusia.

1. Land Classification: Rustic or Urban?

One of the most important aspects is the classification of the land:

• Rustic land (suelo rústico) comes with strict limitations on construction and land use. New buildings are often not permitted.

• Urban land (suelo urbano) allows more flexibility for renovation, expansion, or new projects.

It’s essential to check the Catastro reference and the Land Registry (Registro de la Propiedad).

2. Legal Status – No Compromises

Many rural homes were built or expanded without complete permits. A lawyer or architect should verify:

• Is there a valid title deed (escritura pública)?

• Are all buildings and extensions registered?

• Was the property built before 1975? (This may ease legalization procedures)

Only fully legal properties ensure long-term security, especially for resale or rental.

3. Infrastructure and Utilities

Country houses are often off-grid or semi-off-grid. It’s important to confirm:

• Is there legal water access (mains or licensed well)?

• Is electricity from the grid or solar-powered?

• Is there an approved wastewater system (fosa séptica)?

Internet access, road condition, and mobile signal are also important factors – especially for permanent living or remote work.

4. Costs and Taxes

Here are the main costs associated with a property purchase in Andalusia:

• Transfer Tax (ITP): generally 7% for resale properties

• Notary & Registry Fees: around 1–1.5%

• Legal Fees: usually 1–1.5%

• Agent Commission: typically paid by the seller (case-dependent)

???? IMPORTANT: As of 2025, Spain is considering legal reforms that could impact non-EU buyers with significant tax increases. There’s speculation about a potential 100% acquisition tax in specific cases. Seek up-to-date legal advice before proceeding.

5. Usage Potential and Incentives

Country homes in Andalusia can serve multiple purposes:

• Permanent residence or vacation retreat

• Private agricultural project or food self-sufficiency

• Guesthouse, rural B&B, or retreat center (license may be required)

There are also regional or EU subsidies for certain types of farming or ecological land management.

6. Professional Support is Key

Buying rural real estate involves many variables. Having experienced guidance from the start makes the process smoother and more secure.

???? I offer tailored support in the search for country homes – with a focus on authenticity, value, and potential.
???? I can also recommend trusted, English-speaking lawyers and architects who specialize in rural property law and planning.

Conclusion:
Buying a country house in Andalusia is not just about acquiring real estate – it’s about building a lifestyle. With the right preparation, legal clarity, and local insight, it can become a life-changing experience.