- Typical Spanish off-plan payment schedule: reservation, 10 to 20 percent deposit, 30 to 40 percent in stage payments, balance at notary.
- Stage payments are tied to construction milestones, not fixed calendar dates.
- Every payment is protected by an individual bank guarantee under Ley 20/2015.
- Failure of the developer to deliver triggers a full refund plus legal interest via the guarantee.
- Payment plans on Nylva Homes run across roughly 18 months from reservation to Summer 2027 completion.
Every international buyer wants a clean answer to “when do I pay what, and how much.” Most Spanish off-plan developers explain this differently and some leave important things out. This page is the standard 2026 Spanish off-plan payment structure, written in the order you actually hit each milestone, with the legal protections at each step.
What is the standard Spanish off-plan payment schedule?
A typical Andalucían off-plan new build runs roughly like this:
- Reservation. You sign a reservation document and pay a holding fee of €6,000 to €10,000. Unit comes off the market for 30 days.
- Private purchase contract (contrato privado de compraventa). Signed within 30 days of reservation. You pay 10 to 20 percent of the sale price minus the reservation fee. IVA (10 percent) is included in each payment to the developer.
- First stage payment. Typically tied to foundations complete or the first building plate. Roughly 10 to 15 percent of the sale price.
- Second stage payment. Typically tied to structure complete or roof on. Another 10 to 15 percent.
- Third stage payment (some schedules). Tied to facade complete. Another 5 to 10 percent.
- Final balance. At notary completion and key handover. The remaining 40 to 55 percent of the price.
Total payments across the schedule equal 100 percent of the headline sale price plus IVA. AJD, notary, registry and lawyer fees are separate and paid at or near notary completion.
How does the Nylva Homes schedule work specifically?
Nylva Homes completes in Summer 2027, so buyers reserving in 2026 have roughly 12 to 18 months of payment schedule ahead of them depending on when they sign. The exact milestones and percentages are confirmed in your private purchase contract. A typical reservation today would look like:
- Reservation fee now (around €6,000 to €10,000)
- 10 to 20 percent at private purchase contract within 30 days
- Intermediate stage payments at foundation complete, structure complete and facade complete
- Balance at notary completion in Summer 2027
Marcelo can send you the exact current schedule for the specific unit you are interested in.
What is the legal protection on each payment?
Every payment you make between reservation and notary completion is protected by law. The relevant legislation is Ley 20/2015 (which absorbed and modernised the older Ley 57/1968 bank guarantee regime). It requires the developer to:
- Hold every buyer payment in an individual bank guarantee (aval bancario individualizado) or equivalent insurance
- Deposit stage payments into a separate designated account, not in the developer’s general operating account
- Provide the guarantee documentation to each buyer as payments are made
- Return the full payments plus legal interest if the developer fails to deliver the property within the agreed window or terminates the project
Your independent lawyer verifies the guarantee is actually in place before you make each payment. That is one of the main things their fee buys you. We cover the bank guarantee mechanics in detail on the bank guarantee page.
What if I miss a stage payment?
Your private purchase contract sets the terms. Typically a late payment attracts interest at a rate set in the contract, and significant late payment (over 30 days or so) may trigger the developer’s right to terminate the contract. Terminate-for-buyer-breach clauses usually mean you lose the deposit and any stage payments made to date. Read the late payment clauses carefully before signing and make sure your cash flow aligns with the expected milestones.
What if the developer delays completion?
Spanish law requires the developer to deliver the property within the agreed window in the private purchase contract. Delays beyond a reasonable grace period (typically 3 to 6 months past the contracted completion date) give you the right to terminate the contract and reclaim all payments plus legal interest under Ley 20/2015. The bank guarantee is how you actually get the money back: the bank pays out directly rather than you queuing as a creditor.
Can I pay the full price up front rather than in stages?
Sometimes possible, usually at a small discount (1 to 3 percent off the headline price) because it removes the developer’s financing risk. The bank guarantee protection still applies to a full up-front payment. Most buyers choose not to do this because it concentrates risk and ties up cash earlier than necessary.
What about currency risk for international buyers?
If you earn in GBP, USD, AED or any non-euro currency, each stage payment converts at a different exchange rate from when you signed the contract. Over 18 months the total can move 5 to 10 percent in either direction. Two strategies help:
- Forward contracts. You can fix the EUR exchange rate now for payments you will make later, through a currency broker. Requires a small margin deposit.
- Phase-in transfers. You move EUR into your Spanish bank account over time rather than in one go, averaging the exchange rate.
Your independent lawyer and a currency broker can advise. We do not.
Related reading
- How buying off-plan in Spain works (hub page)
- Bank guarantee under Ley 20/2015
- Total buying costs at €296,010
- New build warranties in Spain
- Contact Marcelo
Informational page. Not legal advice. Always have your independent bilingual Spanish lawyer review the private purchase contract before signing.
Frequently Asked Questions
How do off-plan payment plans work in Spain?
Reservation fee (€6,000 to €10,000), then 10 to 20 percent at the private purchase contract, then stage payments tied to construction milestones (foundations, structure, facade) totalling around 30 to 40 percent, then the remaining balance at notary completion. Every payment is legally protected by an individual bank guarantee under Ley 20/2015.
What is the typical deposit on a Spanish off-plan purchase?
10 to 20 percent of the sale price at the private purchase contract, signed within 30 days of reservation. On a €296,010 Nylva 2 bed that is €29,600 to €59,200 at the deposit stage. The reservation fee (€6,000 to €10,000) is credited against this.
Are stage payments tied to dates or construction progress?
Construction progress. Typical milestones are foundations complete, structure complete (roof on) and facade complete. The developer issues a certificate confirming the milestone has been reached and then requests the corresponding payment from each buyer. Calendar dates are estimates only.
How many stage payments does a typical Spanish off-plan have?
Usually 2 to 3 intermediate stage payments between the deposit and the final balance at notary. Each is typically 10 to 15 percent of the sale price. The exact number and percentages are set in the private purchase contract and vary by developer and project.
Is IVA included in the stage payments?
Yes. IVA (10 percent on residential new build) is added to each payment you make to the developer, not charged separately at the end. By the time you reach notary completion you have paid the full 10 percent IVA across the stage payments.
What happens if I pay a stage payment late?
Your private purchase contract sets the penalties. Typically a modest interest charge on short delays, and the developer’s right to terminate the contract and retain payments made on significant delays (usually 30 days or more). Read the late payment clause carefully before signing.
Can I pay the full price up front instead of in stages?
Usually possible, sometimes with a small discount (1 to 3 percent). The bank guarantee protection applies either way. Most buyers prefer the staged approach because it spreads currency risk and preserves working capital.
What protects my money if the developer goes bankrupt?
Ley 20/2015 requires an individual bank guarantee on every payment you make. If the developer fails to deliver, the guarantee pays out directly from the bank. You do not queue as a creditor. Your lawyer verifies the guarantee is in place before each payment.
How do I verify the bank guarantee is in place?
The developer must provide you with documentation of the guarantee for each payment you make. Your independent lawyer reads and verifies the guarantee document and confirms the payment instructions before you transfer funds. This is a standard part of the lawyer’s job on any off-plan purchase.
What if the developer delays completion?
Delays beyond the agreed window plus a reasonable grace period (typically 3 to 6 months) give you the right to terminate the contract and reclaim all payments plus legal interest. The bank guarantee pays out within 30 to 60 days of the terminating event in most cases.
Can I get a mortgage to fund the stage payments?
Spanish mortgages on off-plan are typically drawn down at notary completion rather than across the stage payments. Stage payments come out of your own funds. The mortgage covers the final balance at completion up to 70 percent (non-resident) or 80 percent (resident) of the sale price.
How do currency changes affect international buyers?
Each stage payment converts at the GBP/USD/AED to EUR rate on the day you transfer. Over 18 months the total cost can move 5 to 10 percent in either direction. Currency brokers can offer forward contracts to fix the rate for future payments. Your lawyer can recommend one.
Can I change the unit after signing the private purchase contract?
Sometimes, within limits and before the developer has passed certain build milestones. Layout changes to fixtures and finishes are commonly allowed up to a cutoff date; changing to a different unit number usually requires developer agreement and any price adjustment is your cost.