Buying a Home in Tenerife: What You Really Need to Know About the Escritura de Compraventa

Dreaming of buying a home in Costa Adeje? Whether it’s a sunny apartment with ocean views or a villa in the hills, the idea is tempting — imagine swapping hotel check-ins for your own set of keys. But before you celebrate with cava on the terrace, there’s one big word you’ll need to learn: escritura de compraventa (the purchase deed).

This document is the legal foundation of property ownership in Spain — and in Tenerife, there are a few local details you shouldn’t miss. Let’s walk through the process step by step.

1. The Preliminary Contract (Contrato de Arras)

Think of this as a handshake that comes with a receipt. The contrato de arras is a private agreement between buyer and seller, normally involving a 5–10% deposit.

• If the buyer walks away, the deposit is lost.
• If the seller changes their mind, they must return double the amount.

In Tenerife, most estate agents will insist on this step to lock in the deal. It also gives you time to sort out financing or legal checks before the big notary day.

👉 Local tip: In Adeje, deposits are usually transferred via a lawyer’s client account, not in cash — safer for everyone involved.

2. The Final Notarised Contract (Escritura Pública)

Here’s the official moment. In Spain, and therefore in Tenerife, the property only becomes yours once the escritura pública is signed in front of a notario (notary).

The notary is impartial. Their job is to:

• Verify that the seller really owns the property
• Confirm that there are no outstanding mortgages, debts, or charges (cargas)
• Check the legality of the transaction under Spanish law

Once you’ve signed, congratulations — you are now the legal owner. In Adeje, notary offices are located in nearby towns too (Arona, Santa Cruz) if local schedules are busy.

👉 Local tip: Notary appointments in South Tenerife can get booked up, especially in peak tourist months. Your lawyer should book well in advance.

3. What Must Be in the Contract

The contract (escritura) in Tenerife includes all the same details as anywhere in Spain — but you’ll often see extra emphasis on community rules if you’re buying in a resort complex. It should cover:

• Identification of parties (names, NIE or DNI, marital status)
• Property description (address, size, cadastral reference)
• Price and payment method
• Key handover date
• Who pays what (buyer vs. seller costs)
• Penalties for failing obligations

👉 Local tip: In the Canary Islands, the buyer usually pays most of the purchase costs (taxes, notary, registry). The seller covers the plusvalía municipal tax (a local tax on land value increase), but make sure this is clarified in writing.

4. Essential Checks Before Signing (Verificaciones Preliminares)

Tenerife has its quirks, so don’t skip these checks:

• Nota Simple – property registry extract showing debts, mortgages, or disputes
• Certificado de eficiencia energética – mandatory energy certificate
• IBI (Impuesto sobre Bienes Inmuebles) – check the seller has paid this annual council tax in Adeje
• Community fees – for apartments or villas in complexes, make sure payments are up to date
• Water & electricity bills – unpaid utilities can cause headaches when switching contracts
• Licencias – if the property has extensions, check they are legal with the Ayuntamiento de Adeje

👉 Local tip: Some older properties in Adeje may not have a valid cédula de habitabilidad (occupancy certificate). While it isn’t always enforced here, it can cause problems with mortgages or tourist rental licensing.

5. Registration at the Property Registry (Registro de la Propiedad)

Once the notary signing is done, the property still needs to be registered at the Registro de la Propiedad. For Adeje, this is usually done at the Arona registry office.

Registration ensures your ownership is publicly recognised and protects you against third-party claims. Without it, you may “own” the property, but not with the full legal shield you need.

6. Taxes and Costs

Here’s where the Canary Islands differ from mainland Spain. Instead of the standard transfer tax, in Tenerife you’ll pay:

• ITP (Impuesto de Transmisiones Patrimoniales): 6.5% of the purchase price for resale properties
• IGIC (Impuesto General Indirecto Canario): 7% if buying a new build directly from a developer
• Notary and registry fees: usually between €1,000–€2,000 depending on the price of the property
• Legal fees: around 1% of the property price, if you hire a lawyer (highly recommended)

👉 Local tip: In Adeje, lawyers often bundle legal checks, notary coordination, and registration into one service — worth every euro for peace of mind.

Smarty Tips

1. Get your NIE early – The Número de Identidad de Extranjero is essential for property purchases. You can apply at the Comisaría de Policía Nacional in Playa de las Américas (Arona), just 15 minutes from Adeje. Appointments can take weeks, so book early.
2. Plusvalía surprise – The Impuesto sobre el Incremento del Valor de los Terrenos de Naturaleza Urbana (plusvalía municipal) is paid by the seller, but double-check with the Ayuntamiento de Adeje that it’s settled, otherwise it may become your headache later.
3. Tourist rental rules – If you’re planning to rent out your new Adeje property short-term, check zoning rules with the Ayuntamiento. Some complexes prohibit holiday lets, and Tenerife has been tightening regulations.
4. Banking in the Canaries – When transferring large sums, open a local bank account early. Spanish banks are strict with money laundering rules, and using a Canary Islands branch helps smooth out the payment process.
5. Don’t DIY the translation – If you don’t speak Spanish, request a sworn translator (traductor jurado) for the notary day. Some notaries in South Tenerife provide one, but you’re legally responsible for understanding what you sign.

Final Thoughts

Buying a property in Tenerife, especially in sunny Adeje, isn’t as daunting as it may seem — but it does require patience, paperwork, and a good lawyer. From the contrato de arras to the notary signing, every step exists to protect you.

✅ Always use an independent lawyer (not just the seller’s agent).
✅ Double-check taxes and community fees.
✅ Don’t underestimate the time needed for notary appointments in South Tenerife.

At the end of it all, the escritura de compraventa isn’t just another Spanish form. It’s your golden ticket to waking up every morning with the Atlantic Ocean in view.

So yes, there’s paperwork. Yes, there are fees. But once you’ve got those keys in hand in Costa Adeje, trust us — the sangría tastes even sweeter.