Buying a country house in Catalonia: Your complete 5-step guide

Looking to buy a country house in Catalonia?

I often hear from international buyers who have a dream: they want a country house, lots of land, and a slower-paced life in the gorgeous Catalonian countryside.

But the gap between the dream and the reality of buying a rural property in Catalonia is wider than most expect. Once you start the process, the paperwork can become overwhelming. 

This post is here to help you.

Last month, I sold a stunning country house in Girona to an American couple who are now developing it into a rural tourism project. The five steps in this guide made it all possible.

Who am I?

Hi, I’m Àngels Sabater, co-director of Cottage Properties since 2016 and a registered real estate agent in Catalonia. I’ve advised international buyers for nearly a decade and appeared on TV3 and Canal Decasa discussing masia restoration and rural property sales. 

If you’re considering this move, you can book a free consultation with me – by phone, video call or in person – and we’ll walk through your situation together.

The 7 players out to ruin your country house dream

You’re not imagining it. Rural Catalonia is extraordinary. The landscapes, the architecture, the pace of life – it’s everything you’re hoping for. And yes, buying a country house here is absolutely achievable.

But it’s not simple.

I want to be honest with you, because this is where most buyers go wrong. The Catalan rural property market operates very differently from anything you’ve likely experienced. 

You’re dealing with at least 7 players that sometimes seem like they’re out to ruin your dream: 

• Land-use rules from Generalitat de Catalunya (specifically non-urbanisable land, sol no urbanizable)

• The specific rules on buying, selling and renovating country houses

• The local town hall

• The property register

• The Catastro (cadastre, or administrative property register)

• The notary

• Architects and topographical engineers

Any one of these can delay – or completely derail – your purchase.

Many international buyers arrive assuming the process will be broadly similar to buying property elsewhere in Europe. It isn’t.

I’ve seen deals collapse, deposits at risk, months lost. You’ll see some real-life examples of this below.

This isn’t to discourage you. It’s to prepare you. Because when you understand what you’re up against, everything becomes easier.

How to buy the country house of your dreams – without stress 

At Cottage Properties, I guide every international buyer through a five-step process. Each step exists for a reason. Skip one, or handle it incorrectly, and you risk losing time, money – or the property itself.

Let me give you a real example.

An American couple came to me after deciding to relocate following the Los Angeles fires. They needed a complete pathway: legal, financial and practical.

We connected them with a specialist immigration lawyer early in the process – before they even viewed properties. We verified every document on every property they considered. And before signing contracts, we ensured their future renovation project would be fully permitted.

Today, their project is underway –  and it took just a few months. 

It happens by following a proven process. And that’s exactly what I’m about to walk you through.

The 5 steps to buying a country house in Catalonia

What follows is the exact framework I use with every international client. Each step exists because something can – and often does – go wrong without it. 

Let’s begin.

1. Choosing the Right Location

Location is not just a lifestyle choice. It is a strategic decision. It determines land size, privacy, pricing and what you can realistically do with the property.

Most international buyers are drawn to the Baix Empordà. It has a Tuscan quality – historically associated with artists, intellectuals and the Catalan bourgeoisie. It’s also home to some of the best restaurants and galleries in the region.

But preferences vary.

Many buyers want privacy, large estates with hectares of land, forest, no neighbours. Move closer to the coast, and plots shrink while prices rise.

Key Areas to Consider

• Baix Empordà (Golden Triangle) – This area includes Torroella de Montgrí, Peratallada, and Cruïlles, known for medieval villages, a Tuscan-like landscape and strong international appeal.

• Alt Empordà – Located near the French border and Costa Brava, this area attracts buyers looking for larger estates with extensive land.

• La Garrotxa – Known for its volcanic landscape and dense forests, this region appeals to buyers seeking dramatic nature and a quieter, more secluded setting.

• Osona – This is the heart of traditional Catalan rural life, making it ideal for buyers interested in agriculture and authentic masias.

• Girona Province – Girona has the highest concentration of rural properties in Catalonia, making it a key destination for international buyers.

• Montseny – As a UNESCO Biosphere Reserve just 45 minutes from Barcelona, Montseny appeals to buyers who want nature with easy city access.

• Maresme / Vallès – These areas offer a rural lifestyle with close proximity to Barcelona, ideal for buyers who need regular access to the city.

• Priorat / Terra Alta – These wine regions attract buyers interested in vineyard projects and agricultural opportunities.

• Lleida / Pallars – These more remote areas offer expansive land, lower prices and a strong sense of privacy and solitude.

• Tarragona / Baix Camp – This southern region has a drier climate, making it well-suited for olive and almond production.

The American couple initially focused on country houses for sale in the Baix Empordà. In the end, they purchased this beautiful country house in Sant Julià de Ramis, in the region of Gironés, just bordering the Baix Emporda, where the surrounding landscape offers a very similar feel. 

It was simply a better fit for their needs.

2. Understanding the full cost of buying a country house in Catalonia

The purchase price is only the beginning. Most international buyers underestimate the total cost of buying a country house in Catalonia. Let’s take a look at the associated costs of buying a country house in Catalonia.

Property Transfer Tax (ITP)

This is 10% of the purchase price. The buyer always pays it and is non-negotiable.

Notary and Land Registry Fees

These typically range from 1% to 1.5% of the purchase price and cover notary services and property registration.

Lawyer Fees

I strongly recommend working with a specialist lawyer, especially for non-EU buyers managing NIE, fund transfers and residency requirements. Skipping a specialist lawyer to save money often leads to far more expensive problems later, particularly around tax status and international fund transfers.

Rehabilitation costs

Country houses in Catalonia are old. I regularly deal with transactions involving properties dating back to the 15th century and beyond. I’d say with confidence that about 80% of the country houses I’ve sold needed some rehabilitation work.

You have to factor in the rehabilitation costs alongside the actual property price. This helps you understand if a property is within your budget.

That’s what we include a free, costed rehabilitation proposal for all our buyers who are interested in a country house that needs some work. It’s our most popular service for buyers. But be aware that very few real estate agencies will offer this for free – I’ve heard from people who were quoted thousands just to get a rehabilitation proposal! 

3. Legal requirements: NIE, residency and transferring funds

For non-EU buyers, this process follows a strict sequence – and the order matters more than most people expect. This is where many international buyers get confused or misled.

Getting Your NIE

The NIE (Número de Identificación de Extranjero) is your tax identification number in Spain. You cannot purchase property without it.

If you’re based outside Spain, obtaining your NIE almost always requires working with a specialist lawyer or gestor who can handle the process on your behalf.

Transferring Funds

For buyers outside the EU – particularly Americans – transferring funds is not as simple as moving money between accounts.

You will need to open a Spanish bank account and comply with strict anti-money laundering regulations. This includes proving the origin of funds and ensuring all documentation is in order before the transfer is approved.

The American couple we worked with needed a lawyer who specialises specifically in international fund transfers and non-EU residency pathways. Without that support, delays are common.

The Golden Visa – No Longer an Option

The Spanish Golden Visa – once a popular route to residency through property investment – has now been abolished.

You can no longer obtain residency simply by purchasing a property above a certain value. Buyers who were relying on this route need to explore alternative pathways with a specialist lawyer.

In our case, we work with lawyers who specialise in structured residency pathways designed for non-EU buyers.

Residency After Purchase

This is where many buyers get it wrong.

You do not obtain residency first. You buy the property first – then apply for residency. The purchase enables the application, not the other way around.

This step causes more delays than any other in the process. Buyers who don’t have the right legal support often face issues with documentation, fund transfers or residency eligibility.

That’s why I recommend involving a specialist lawyer from the very beginning – before you even start viewing properties. The American couple did exactly this through our collaborating legal expert. It made the entire process smooth and predictable.

4. Property due diligence: the step that protects you

This is the most technically complex step, and the one where the most serious problems occur.

But a beautiful property with a devastating legal flaw is not a bargain. It’s a liability. Trust me, I’ve learned the hard way.

Water Rights

Country houses are very often quite isolated. Not all of them will have connection to running water.

If a property does not have a mains water connection, a well must be drilled – and this is the buyer’s responsibility.

But here is what most buyers don’t realise: you cannot be denied permission to access water where a house exists on the land. The right is guaranteed under Spanish law.

This is often flagged as a risk. In reality, it shouldn’t put you off. But something to be aware of.

Electricity Connection

Many rural properties are off-grid. In this case you have two options: 

• Connect to the electricity network

• Install solar panels.

Connecting to the grid can cost more than €20,000 – especially if the nearest connection point is several kilometres away. In those cases, solar is usually the more practical and cost-effective solution.

Access Roads

Every rural property must have a legally recognised access road before a rehabilitation permit can be granted. This is non-negotiable. 

Let me give you a real example.

A few years ago, I listed a rural property with a 300-hectare plot of land and two farmhouses that needed restoration work. But the catch? During our due diligence on the property, we discovered the local town hall would not grant renovation permits because there was no legal access road.

We found a creative solution where the neighbour agreed to sell our future buyer at least four hectares of land to create an access road – which in reality only needed to be gravel, and wasn’t difficult in itself. The neighbour had verbally agreed to sell, but then she sadly passed away.

Her children refused to comply with our agreement when we found a buyer.

The result? The property can not be renovated. In fact, legally, it can only be sold as hunting grounds or agricultural land and not as a residential property.

This is exactly the kind of issue that turns a dream property into a dead end.

Every property we sell has a verified access road. Always.

This happens more than you think – though not every real estate agency understands these laws.

Documentation and Square Meterage

Almost every rural property has discrepancies between what is registered and what physically exists. It’s an unfortunate fact of life in Catalonia.

If the house size does not match official records, an architect must certify the correct square meterage. If the land size differs, an agricultural engineer must verify it.

These corrections are resolved before completion – and importantly, the cost is borne by the seller, not the buyer.

The deposit period, typically around three months, allows time to resolve all outstanding documentation issues properly. But it’s really important that you identify the issues and fix them.

I once listed a country house for a seller who had multiple outhouses on the property – barns, agricultural warehouses, former workers’ cottages. He promised everything was legally registered. But guess what? It wasn’t. I only found out at the notary's office when we learned the property could not be sold.

Since then, at Cottage Properties, we conduct full due diligence on documents, boundaries and square meterage before listing a property. We ask our sellers to resolve all issues in advance.

The Masia Catalogue

This is the single most important due diligence check in the entire process. And most international buyers have never heard of it.

Around 20 years ago, the Generalitat de Catalunya created an official catalogue of all masias and rural houses. Property owners were given approximately 10 years to register their buildings.

That catalogue is now closed. So no new properties can be added.

If a property is not listed, it cannot legally be rehabilitated. The property will not be considered habitable. There are no exceptions. If a buyer renovates an unlisted property and the authorities discover it, you can get a demolition order.

Some sellers and agencies will tell you otherwise. They will say the property “can be renovated anyway.”

This is false. You may get away with it, but it’s not worth the risk.

I once refused to sell a masia to a buyer because I discovered it was not listed in the local catalogue. The buyer didn’t like what they heard, and purchased it through another agency. The result? Their rehabilitation project was halted years ago and with that, all the capital they invested.

At Cottage Properties, we only sell catalogued country houses. We keep a list of official catalogues of masias and rural properties compiled from over 400 town halls.

If you want to understand the full risks involved in rehabilitation, I also recommend this 5-step guide by my co-director, Pere Crosas.

If you’re unsure how these checks apply to your situation, this is exactly what I help clients clarify in a free consultation.

5. Renovation permits and rural tourism regulations

For most buyers, a country house is both a “dream home” and a business venture.

In fact, 80–90% of our international clients plan to create a rural business – not simply live in the property. Most of the time this involves renting out the property as rural accommodation. Or sometimes, just renting out certain rooms or outhouses.

This usually involves two further bureaucratic hurdles:

• Getting a renovation permit

• Getting a license to operate as a hotel or rural accommodation

Let’s look at some of the steps involved in each.

Renovation Permits

I mentioned earlier that a rehabilitation proposal is important to understand the costs involved. But there’s another reason why this is important.

There are strict rules around renovating country houses. You cannot simply change anything you like. Windows can be opened in some positions – but not others. Structural elements must be preserved. The character of the building must be respected.

Sometimes you can build extensions. Sometimes you can’t.

This is where expert guidance matters. I recommend you find out the rules surrounding what work can be done on the property you’re interested in. This can determine whether you want to even go ahead on the property purchase. 

As part of our services for buyers, we also check our basic rehabilitation proposal with the town hall. We find out what can be done and what can’t.

I strongly recommend you try to do the same – otherwise it’s a huge disappointment when you realise you can’t do the work you were expecting to.

Rural Tourism License: The 20-Person Rule

This is really important.

In fact, just this morning it’s something which has created an unfortunate situation for a buyer. They are seriously considering pulling out on a sale which has been ongoing for months.

Let me explain.

Practically nobody buys a country house to turn it into a hotel. This is because hotels come with all sorts of rules and regulations you must comply with to get a license. We’re talking:

• Fire extinguishers

• Smoke detectors

• Emergency exits

• Safety staircases 

• Disabled access

• Lifts

• Air-conditioning

• Reception areas with a specific size

• Full property plans carried out by specialist engineers

• Specific room & space requirements 

• Corridoors must be a specific size 

• Covering all exposed wooden beams in fire-retardant material – or completely replacing them

• You get the picture

So what’s the alternative?

Nearly everybody who buys a country house in Catalonia will get what's called a rural tourism license (Llicència de turisme rural). The rules are far more relaxed. For example, this license lets you live in part of your house while renting out rooms or outhouses – something you can’t do with a hotel license.

You can very easily pass on a rural tourism license to a new buyer. 

It’s perfect for most people buying a country house. But there’s a catch.

Catalonia allows rural tourism properties to host a maximum of 20 guests.

And this is what became a problem for a buyer recently. They were able to speak directly to the owner of the country house with a rural tourism license, who told them he hosts “50 people” at a time and even opened a restaurant on site.

Unfortunately, these activities are strictly illegal. I wasn’t aware the owner had told the buyer this. So when we finally reviewed the actual rules of the rural tourism license, the buyer wasn’t happy.

If you’re starting to feel the weight of all these checks, that’s completely normal. You can book a free consultation with me – and we’ll walk through your specific situation together.

Why the right estate agency changes everything

The five steps are not complicated to understand. But they are difficult to navigate alone.

Each one requires specialist knowledge – of the masia catalogue, local renovation rules and residency pathways for non-EU buyers. They also involve verifying water rights, access roads and documentation before a contract is signed.

This is where most buyers struggle.

It really helps to have someone beside you who has done this many times before. Someone who knows the system, the people and the risks – before you commit.

Take the 300-hectare property I mentioned earlier. We only identified the issue with the access road because we were doing our own due diligence on a future rehabilitation proposal. 

Another agency may have missed this – and sold a useless country house for way above its value.

A buyer who encounters a problem like this without expert guidance doesn’t just lose a property. They can lose their deposit, months of their time, and sometimes a whole house.

That is the difference.

Buy your country house in Catalonia with Cottage Properties

Here’s what working with Cottage Properties actually looks like, and how each step is designed to protect you and move the process forward.

• Free initial consultation – We start with a conversation to understand your situation and map out the right approach for you.

• Expert location guidance – I work directly with you to identify the right area and property type based on your goals, whether that’s rural tourism, agriculture or a private residence.

• Full documentation verification – I check every detail before any contract is signed: masia catalogue status, square meterage, access roads, water and electricity – so there are no surprises later.

• Architect and specialist network – You gain access to our trusted architect for renovation planning, as well as specialist lawyers who handle NIE, international fund transfers and residency pathways.

• Property visits with me – I visit properties with you in person, guiding you through what matters and what to look for, in English or Spanish.

If you’re thinking about acting on your dream, I recommend you start by viewing our portfolio of country houses for sale in Catalonia.

You can also click here to book a consultation with me and we’ll have a talk on the phone, video call or face to face here in Spain