After supporting more than 150 Belgian families, we’ve identified recurring patterns. Here are the five most frequent mistakes — and how to avoid them.

Mistake #1: trusting the seller’s agent. In Spain, the real-estate agent represents the seller. Their interest is to sell at the highest possible price. You need your own representative.

Mistake #2: neglecting due diligence. “My lawyer handles it” isn’t enough. A lawyer checks legal aspects, but who analyses the community, urbanism, real technical condition of the property?

Mistake #3: underestimating extra costs. Beyond the purchase price, count 10 to 13% in additional costs: taxes, notary, registry, lawyer, utility connections…

Mistake #4: buying on emotion. The sea view, the sun, the terrace… Spain makes you dream, and that’s normal. But a €400,000 decision deserves objective analysis before signing a deposit contract.

Mistake #5: forgetting the after-purchase. Who manages your property remotely? Who pays the charges? Who oversees community works? Post-purchase support isn’t a luxury — it’s a necessity.