The real estate sector in Spain works fundamentally differently from what buyers in Belgium or the Netherlands are used to. Understanding how agents operate is key to a smooth buying process.
1. No exclusive access to properties (though that’s slowly changing)
Traditionally, Spanish agents don’t have exclusive rights to sell a property. That means the same home may be listed by several agencies — often with different prices, photos, or descriptions. This lack of consistency can make it difficult for buyers to get a clear overview.
Fortunately, more and more professional agents are now working with exclusive listings, helping to increase transparency and clarity. Still, it remains important to verify through which channel a property is best approached.
2. Most agents represent the seller
In most cases, the Spanish agent is paid by the seller and therefore primarily acts in the seller’s interest. While the agent may be helpful and friendly to buyers, this doesn’t guarantee impartial advice. Unless a buyer actively chooses a buyer’s agent, there is typically no independent guidance during the process.
3. Regulations vary by region
Spain does not have a uniform national regulation for estate agents. Instead, there are regional rules. In regions such as Valencia, Catalonia or the Basque Country, strict requirements apply regarding registration, qualifications and liability insurance. In other regions, the profession is less regulated, which can lead to varying practices. SpaansVastgoed.be (CostasRealEstate.com) is based in the province of Alicante, where the Valencia region’s regulations apply. We are officially registered and licensed as estate agents.
4. Agent commission is usually included in the asking price
In Spain, the agent’s commission is usually built into the asking price of the property. It typically ranges between 3% and 6%, though sometimes more. When multiple agents list the same property, they often share the commission — something that is rarely transparent to either the buyer or seller.
5. Timing can be crucial
For in-demand properties, timing is everything. Because several agencies might offer the same listing, there’s no real exclusivity or reservation system. Buyers without their finances or documents in order may end up missing out.
6. Support often ends at the sale
Many estate agents in Spain focus primarily on the sales process. Legal follow-up, utility setup, tax advice or after-sales support are often not included. While agents often refer clients to a lawyer or gestor, Belgian buyers are used to more comprehensive guidance — as they would receive back home.
Why work with a buyer’s agent?
Because the Spanish real estate system is fragmented and seller-driven, more and more international buyers choose to work with an independent buyer’s agent. This agent works exclusively for the buyer, compares the full market offer, performs due diligence, negotiates and protects the client’s interests — from the first meeting to long after the purchase.
That’s exactly why I’ve chosen to work as a buyer’s agent.
