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  • LAWYERS VALENCIA-JAVEA-CALPE-ALICANTE-MALAGA-MALLORCA-BILBAO

  • ENGLISH, FRENCH, NETHERLANDS, GERMAN, & NORWEGIAN SPOKEN

How to buy properties in Bilbao. Steps, legal and tax process

Bilbao is an impressive city that has undergone great evolution throughout its history to become one of the most modern and developed cities in Spain.

At this time, Bilbao can be considered the main and economic nucleus of the Basque Country, with such important areas as the port, the mining industry, and the steel industry, as well as an excellent network of public services, which guarantees a network of connections and infrastructures. necessary to inhabit and enjoy such a beautiful city.

In addition to the Guggenheim, and excellent gastronomy, you can also enjoy an intense cultural and sports life in any of the sectors and neighborhoods of the city.

The city of Bilbao by zones

Urbanistically, the city is divided into different sectors:

Deusto

We start with the Deusto neighborhood. Also known as San Pedro de Deusto-la Ribera .

This neighborhood is made up of an important urban development, preferably residential, where we also find other tertiary uses, facilities, open spaces, as well as good communications both with the rest of the city and with the neighboring municipalities.

Excellent public transport communications, pedestrian crossings, cyclists, etc.

There is a specification in this sector, which is the Elorrieta area , where it is currently occupied by buildings, facilities for economic activities, municipal equipment and infrastructure, such as the Bilbobus municipal fleet , and BilboGarbí , as well as houses of medium and low density.

We also find the area of the Sarriko University , Ibarrekolanda , intended for public teaching equipment as an extension of the Sarriko university facilities .

We also find the Arangoiti area . Located on the slope of Artxanda , which has an important and established urban development, preferably residential, but also with facilities and open spaces, to be consolidated and improved in terms of pedestrian accessibility. Although within this area we find other sub -areas such as Araneko Bidea , Mount Elorriaga , Miramar , etc.

On the other hand, we find the Buenavista area , also located on the slope of Artxanda, it has a well-established urban development, preferably residential, to be consolidated and improved in terms of its pedestrian accessibility.

And finally we find the University of Deusto area . This area also has an important and established urban development to consolidate, as well as good communications with the rest of the city, where it is possible to differentiate the two most important parts:

  • On the one hand , the main and majority part of the area, which is the one that is being used for teaching purposes linked to the University of Deusto . A very important part of this area is occupied by the settlements of the existing university facilities, and the free space for extensions of the university campus will also be used there.
  • On the other hand, we find the environment called Talleres Deusto . It is an area called Cooperativa Obrera Talleres de Deusto , located on the slope of Artxanda. Its urban environment was developed in the 1930s, to respond to the then-existing demand for housing, according to the criteria of that time. This is organized and has vehicle access through a single paved street, and pedestrian access via stairs, from the grounds of the adjoining University of Deusto.

And finally, we find the Zorrotzaurre area . This area is currently subject to important reform and urban regeneration actions with the aim of creating a new urban center for the city destined to have an important role in it in the future. These works are being carried out due to the conversion of the area into an island, modifying its configuration as a peninsula.

Uribarri

The Uribarri area is made up of the following super areas:

  • Pikotamendi
  • Matiko -Uribarri
  • Garden City
  • Old road of Lezama
  • Zurbaran-Arabella

Pikotamendi

It is a private urbanization made up of about 12 isolated buildings. Normally single family or family.

Matiko -Uribarri

It is an area that is practically integrated into the urban fabric of Bilbao, including its sustainable mobility networks , public, rail, bus, urban transport, as well as pedestrian and cyclist access areas.

Within this zone we find subranges such as C. Etxezuri , Las Piedritas , Tiboli , Monte Amo , S. Roke , Matiko , S.Agustín , and Uribarri.

With regard to Ciudad Jardín , this area was developed in the educated years of 1920-1930 for the construction of affordable houses for workers following the regulations in force at that time. These are paired buildings that correspond to the neo-Basque architectural style .

It has a very consolidated residential type infrastructure, although conditioned by pedestrian accessibility and surrounded by its steep slopes .

Old Way of Lezama

Very consolidated urban settlement, preferably residential and which has a wide network of facilities and free spaces.

Within this area we find Nueva Aurora Residencial , and Nueva Aurora .

Zurbaran-Arabella

This area also has a highly developed area urbanistically, very established, and preferably residential, although complemented by economic activities, facilities, and free spaces.

Otxargokaga – Txurdinaga

Otxargokaga

It is a very established and developed area urbanistically, with a particularly residential character, and which is complemented by free spaces and facilities.

It was developed in the 1960s, and up to the present it has undergone an important evolution with the increase in urban development, as well as the improvement of urban communication and equipment conditions such as public spaces, improvement and regeneration of areas, of equipment, built-up park, as well as integration and connection with the rest of the city with public transport, including the Metro.

Within these areas we find sub-areas such as Zizeruen , C. Errekako , Txotena , Aixeona , and Lozoño

Txurdinaga

It is a very established and developed area urbanistically, with a particularly residential character, and which is complemented by free spaces and facilities.

It was developed in the 1970s and up to the present it has undergone an important evolution with the increase in urban development as well as the improvement of urban communication conditions and equipment such as public spaces, improvement and regeneration of areas, equipment, of built park, as well as the integration and connection with the rest of the city with public transport, including the Metro.

Begoña

In this area we do not find sub-scopes such as:

  • Begoña
  • Santutxu
  • Mina del Morro
  • Bolueta

Begoña

It is fully integrated into the urban fabric of Bilbao, including its sustainable mobility networks, public, rail, bus, urban transport, as well as its pedestrian and cyclist networks.

It is an important, well-established urban development, preferably residential, but which is complemented by other tertiary uses, facilities, open spaces, etc.

Some of these spaces have to be consolidated, without prejudice to the exceptions referring to certain parts of the field that justify the readjustment of the current situation.

Within this zone, we find other sub-zones such as Virgen Blanca , Zumalakarregi and Dolaretxe.

Santutxu

Like Begoña, it has a space that is highly integrated into the urban fabric of Bilbao, including its sustainable mobility networks, public transport, rail, urban bus, as well as pedestrian and cyclist networks.

It is very consolidated urbanistically, with a predominantly residential typology, although it is complemented with other tertiary uses, equipment, open spaces, to be consolidated.

Within this area we find areas like Zabaldibe and Fika .

Morro Mine

Like the rest, it is a very settled urban area, with a preferably residential typology, also completed with important urban parks (such as Larreagaburu ) and a network of facilities to be consolidated ( such as ikastolas Karmeko , Abusu etc ), executed in accordance with the proposals of the Partial Plan for the Morro and Miraflores Mine, definitively approved in 1995.

Bolueta

It is an area fully integrated into the urban fabric of the city of Bilbao, including its sustainable mobility networks, public transport, rail, urban bus, and pedestrian and cyclist networks.

It also has an important urban development, both residential and economic activities, whose degree of consolidation and development is in various states of settlement and execution.

Within this area we do not find other areas such as Bolueta Residencial , Bilbao-Galdakao , Ibarsusbidea , Txirrita , Pintor Losada and Miraflores .

Ibaiondo

Within this area we find its areas such as the following:

  • Etxebarria
  • Old Town – Casco Viejo
  • Bilbao la Vieja-San Francisco-Zabala
  • Iturralde- Solokoetxe
  • Miribilla
  • Saint Adrian
  • La Peña
  • Buiabarria

Etxebarria

This park is the result of urban developments that were promoted in the 1980-1990s, and is the central core and protagonist of the area, complete with equipment, Mallona sports facilities , and a residential plot such as Mallona 31 .

It is an area of consolidated urban land, with the exceptions of those nuclei of unconsolidated urban land due to an increase in weighted buildability.

Old Town – Casco Viejo

It corresponds to the integrated rehabilitation area of the Old Town of Bilbao. A part of it, specifically the old town, was declared a national historical-artistic complex in 1972.

Later, in 1995, it was declared a qualified cultural asset, with the category of monumental complex.

Within this complex are included the so-called seven streets , the three streets included in the primitive walled enclosure of Goienkale , Artecalle , and Tendería , completed by the streets of Belostikale , Carnicería Vieja, Barrenkale and Barrenkale Barrena .

On the other hand , urban developments subsequently carried out in the vicinity of said streets agglutinate until completing, on the one hand, the aforementioned monumental complex, and on the other, the aforementioned and more extensive integrated rehabilitation area.

Also, if they include certain land or elements such as the Concordia station, the Mallona sports facilities , and land in the Barrio De la Cruz .

Bilbao La Vieja-San Francisco-Zabala

It largely corresponds to the group formed by the neighborhoods of Bilbao La Vieja San Francisco and Zabala.

Iturralde- Solokoetxe

It has an important and established urban development, preferably residential, completed with facilities, free spaces, etc.

Within this area we find other sub- areas such as Zabalbide .

Miribilla

Once again we find ourselves in a highly developed and consolidated area from the urban point of view.

The typology is generally residential, although it is complemented with equipment, free spaces, and it was developed in the mid-90s.

Saint Adrian

Very developed and consolidated area from the urban point of view.

La Peña

Very developed and consolidated area from the urban point of view.

Buiabarria

It is an area of residential developments that had its origin in residential settlements carried out without any planning at the beginning of the 20th century to accommodate the strong immigration of that time.

The main problem that arises in the area is its lack of continuity and the distance from the urban environment of Bilbao, making it an area in which urbanization and urban regeneration and building actions continue to be implemented.

Abando

It is the most central area of the city, and has a highly developed urban settlement of an eminently residential nature, although other tertiary uses and facilities, free spaces, etc., are appreciated, which tend to consolidate at the time of very good communications both with the rest of the city as with the neighboring municipalities, with public transport, pedestrian networks, and cyclists.

It is favored by a high urban quality and its current situation is the result of the development promoted by the general plan of 1995, and a true symbol of the actions carried out with this objective in the city in the last 30 years.

Within its surroundings we find the Euskalduna Palace, a convention and entertainment center.

We also find the Ensanche area, developed at the end of the 19th century and the beginning of the 20th. This area, formerly known as Puerto de La Paz, and which is currently considered the center of the city of Bilbao.

We also find another area called Estación de Abando , which is also located in the center of the city and occupied by the Adif railway station, which especially conditions the urban environment as a barrier that disconnects and communicates the different parts of the existing city in its surroundings. At this time, radical remodeling has been a pending issue for many years in the area.

Rekalde

This sector is made up of the following areas:

  • Rekaldeberri
  • Amezola-Irala
  • Iralabarri
  • Uretamendi
  • Iturrigorri-Peñaskal
  • Larraskitu

Rekaldaberri

It has an important and established urban development of an especially residential nature, but completed with other tertiary uses, equipment, open spaces, etc. with solitude, while with good communications with the rest of the city.

The most important problem is represented by the presence in the area of the Rekalde variant that is now expected to be eliminated.

Amezola-Irala

It has an important and established urban development of an especially residential nature, but completed with other tertiary uses, equipment, open spaces, etc. with solitude, while with good communications with the rest of the city.

Iralabarri

It has an important and established urban development of an especially residential nature, but completed with other tertiary uses, equipment, open spaces, etc. with solitude, while with good communications with the rest of the city.

Like Rekaldaberri , the most important problem is represented by the presence in the field of the Rekalde variant that is now expected to be eliminated.

Uretamendi

It has an important and established urban development of a predominantly residential nature, completed with other tertiary uses, facilities, open spaces, etc., although this area is highly conditioned by its complex orography, the accessibility problems that this entails.

Iturrigorri-Peñaskal

This area benefits from important urban regeneration and building rehabilitation actions that have been carried out in recent years and that will continue in the coming years. It has an important urban development, of a predominantly residential nature, completed with other tertiary uses, equipment, free spaces, etc.

 Larraskitu

It is an important and well-established urban development, predominantly residential in nature, completed with other uses such as tertiary services, facilities, open spaces, etc., and which has been developed largely from the 1995 general plan.

It is also affected by the presence of the Rekalde variant that is now planned to be removed.

Basurto-Zorrotza

 Within this area of the city of Bilbao we find the following areas:

  • Punta Zorrotza
  • Zorrotza
  • Alto de Kastrexana
  • Cadagua Kastrexana
  • Altamira
  • Olabeaga
  • Basurto-San Mamés Hospital
  • Basurto
  • Masustegi
  • Monte Caramelo
  • Cadagua-Artigas

Punta Zorrotza

It has an important urban development, but, nevertheless, said development is in a very deteriorated state, which justifies the integral urban regeneration that is being carried out. In this area, the existence of industrial facility buildings stands out, some already empty, and others with activity, complemented by occasional residential buildings.

Zorrotza

It has an important urban development, preferably residential, complemented by economic activities, facilities, etc.

The most accentuated problem of the environment is found precisely in the complexity of the orography in various areas, such as Zazpilanda , as well as the presence of railway networks that cross it, generating barriers that cause the blocking and separation of communication between the different parties. from the neighborhood

Alto de Kastrexana

It is a regularly shaped area or sector located in the Altamira neighborhood, the road from Basurto to Kastrexana , as well as the Kobeta roads , and other places, with a predominant position over Bilbao. It is crossed by the Bi-3736 road, with parcels on both sides of it. It was occupied by the facilities of the Beyena and Pepsi Cola companies, now derivatives.

Cadagua Kastrexana

It has an important while deteriorated urban development that justifies its urban regeneration

 Altamira

It is located on the slopes of Mount Kobetas , and was developed at the end of the 1950s, to encourage the emigration of the working population that arrived in Bilbao during that time.

It currently has an important urban development, predominantly residential. The most accentuated problem stems from its holographic complexity, and the accessibility problems that this generates.

Olabeaga

It is a neighborhood that originally, and historically, has been closely related to the Ría. In this area, economic activities related to the port and shipbuilding have been carried out. This has been the case in the past, and at the moment it is undergoing a process of important urban regeneration that is currently being developed with the current plan.

Monte Caramelo

It is an isolated urban nucleus, located on the slope of Mount Kobetas-Arraiz , in the vicinity of Masustegi . It is made up of about 50 residential buildings built in the 1950s and 1960s to house the immigrant population of those years.

Its height of views makes this area an excellent viewpoint-balcony of the city of Bilbao and its surroundings.

Undevelopable Land  – Suelo No Urbanizable areas in Bilbao

Within the scope of undeveloped land, there are the following sectors:

  • Buia
  • Seberetxe
  • San Justo
  • Azkarai
  • Pagasarri
  • Arraiz -Artigas

As well as others:

  • Central area of Artxanda and Surroundings
  • Artxanda Metropolitan Park

Buia

In 2016, the Provincial Council of Bizkaia definitively approved the Buia nucleus as a ‘Rural Nucleus’.

It is located to the southeast of the municipality of Bilbao, and borders Arrigorriaga, and the AP 68 motorway that separates it from the Buiabarria neighborhood .

Seberetxe

In 2016, the Provincial Council of Bizkaia definitively approved the Seberetxe core as a ‘Rural Core’.

It is located to the southeast of the municipality of Bilbao, and borders the AP 68 motorway.

San Justo, Azkarai

Similarly, in 2016, the Provincial Council of Bizkaia definitively approved the nuclei of San Justo, and Azkarai , as ‘Rural Nuclei’.

Pagasarri

This area is popularly known as Monte Pagasarri . It is located in the southern area of Bilbao, and includes the natural area of the Ganekogorta massif in Pastorekorta and Kobetamendi . It is considered the area of greatest natural and ecological value in Bilbao.

The current treatment protects said area and develops it through a special plan that proposes its expansion by some 92 ha in order to deepen the objectives of maintenance and preservation of the environment and its natural values.

Arraiz -Artigas

This sector is located on the western slopes of Mount Arraiz and Peñaskal . It is made up of two large differentiated areas. On the one hand, the Arraiz area , occupied in ancient times by the Coto Minero Primitiva quarry, and on the other, with the Artigas area. The latter is currently occupied by the municipal landfill that has the same name.

Central area of Arxanda and its surroundings

It is an area made up of the surroundings of the Artxanda leisure and recreation space that has different sports and educational facilities, green areas, tertiary facilities, hotels, as well as specific residential developments.

It must be said that this area is currently part of another larger supra-municipal area that includes the lands of Sondika and Bilbao and in which the development of a planning to make the general plans of these two municipalities compatible is proposed.

Artxanda Metropolitan Park

It is a park regulated by a territorial plan that has the purpose of integrating in an orderly manner the green areas, the facilities and the recreational facilities as well as viewpoints, walks, picnic areas, restaurants, etc. with other types of non-recreational endowments such as clinics, teaching centers, which are currently located in that environment.

This park includes a large part of the land on the Archanda hillside located in the municipality of Bilbao. It also extends over other land located in the neighboring municipalities, therefore, we are dealing with a supra-municipal park.

How much Taxes to pay when buying a house in Bilbao 

Resale

The Tax to be paid is the “Patrimonial Transfer Tax”, which is as follows:

  • 7%: Transfer of real estate
  • 4%: Transmission of houses
  • 5%: Transfer of habitual residence
  • 4%: Transmission of animals and personal property

New buidlings 

The following taxes are paid:

    • VAT: 10%
    • AJD: 0.5%

Other legal aspects to check when buying in Bilbao. Certificate of habitation? 

  • The seller’s occupation license is not required. Years ago, in the Basque Country, the old “Certificate of Habitability” granted by the regional government was annulled, and replaced by the “First Occupation License” currently issued by local governments/City Halls in new-build homes.
  • It is advisable to confirm with the City Council that there are no urban planning violations in the construction, and that the property is not considered “out of order”.
  • In Urban properties, it is necessary to confirm that the building has passed the ITE (“Building Technical Inspection”) that is passed every 10 years from 50 years old.
  • CADASTRE: The Basque Country has its own Cadastral organization, which is accessed differently from the rest of the State.
  • TAX VALUE: The cadastral record of the property indicates and confirms its tax value

How to obtain tourist rent license in Bilbao 

  • In the city of Bilbao, the development of rental activity is only allowed through tourist homes on the first floor of residential buildings, or either on the floors immediately below those intended for housing – and only in case there is an independent access for them-.
  • In the areas of the city attached to the scope of the Casco Viejo Rehabilitation Plan and the Special Plan for the Rehabilitation and Interior Reform of Bilbao La Vieja, there are greater restrictions, since only one tourist use per building is allowed.

Different types of tourist accomodation 

In this way, in accordance with Law 13/02016, of July 28, on Tourism in the Basque Country, the Bilbao City Council will group the different modalities that it includes, concentrating them into four different categories:

  • Tourist Rooms : In this type of accommodation, the owner of the tourist activity license must be registered in the house (he must reside permanently) in which the rooms are offered for tourist rental. The use of the home is subject to the same conditions or possibilities that are allowed in the case of exclusively residential use and the same person may not, under any circumstances, offer rooms in more than one home.
  • Tourist Housing : are those that are dedicated entirely to tourist purposes, and must be located in buildings for residential use and exclusively on the first floors of the same -or on upper floors, provided they are located below the houses and with independent access. to these from the public highway.
  • Hotels, hostels or pensions : They remain assimilated to the Use of Equipment and its regulation remains in the same terms in which it is currently authorized, according to the regulations of the General Urban Planning Plan regarding its location -and that of the PER of the Casco Viejo and PERRI of Bilbao la Vieja in the event that they are implemented in said areas-.
  • Tourist apartments and apart-hotels : according to the description contained in Law 13/2016, of July 28, on Tourism in the Basque Country, apartments are considered to be those that not only have a bedroom but also have a toilet and kitchen. This group of tourist establishments – in addition to the conditions imposed by municipal planning for hotel uses in general – will be subject to compliance with the technical specifications related to light, ventilation and other hygienic-sanitary conditions required for rooms in conventional homes.

In the neighborhoods attached to the scope of the Casco Viejo Rehabilitation Plan and the Bilbao La Vieja Special Interior Renovation and Rehabilitation Plan, only the installation of a single activity for tourist use is allowed in the entire building (either tourist housing, hotel, room or any of the other typologies regulated by the General Urban Planning Plan).