🔍 I recently came across an excellent guide by Lola & Laura Personal Shopper Inmobiliario Madrid on how to make a solid offer for a home — especially in a competitive market like Madrid. The principles they shared are so useful and universal, I wanted to adapt and share them with you, adding my own perspective based on years of working with buyers across Spain.
Especially when you’re house-hunting in areas with high demand — but also in rural areas off the beaten track — the moment you find the right property, you may not the only one interested (and I don’t mean that all sellers always have someone else interested according to them ). That’s why how you structure your offer can make all the difference.
Here’s a step-by-step approach I recommend to my clients when they’re ready to make an offer:
1. Know What You Can Afford (and Prove It)
Before making an offer, make sure your finances are solid:
• If you’re buying in cash, have proof of funds ready.
• If you need a mortgage, get pre-approval from your bank or, even better, work with a mortgage broker who has reviewed your profile (I can recommend one of you need one).
💡 Why it matters: Sellers are more likely to take your offer seriously if they know you can act fast and close the deal.
2. Verify the Property Details Thoroughly
Don’t rush into an offer without checking:
• The “Nota Simple” from the land registry
• Property tax (IBI) and community fees are up to date
• Building conditions: elevator, structural inspections, and upcoming expenses – this is one of iNMOspector’s main focuses – get the property inspected before signing!
• Legal and urbanistic status (especially for rural or coastal homes) – this is the second most important issue iNMOspector checks and it often makes all the difference!
• If the property is rented, occupied, or vacant
🛑 Important: Some agents may delay giving you this info until there’s a formal offer, but you have the right to request it earlier. That’s exactly where our inspection reports come in handy.
3. Do the Math: What’s the Real Market Value?
The asking price on Idealista or Fotocasa is just a starting point.
Compare:
• Similar homes in the same zone
• Actual sale prices (not just asking prices)
• Potential renovation costs
• Time on market (if it’s been for sale a while, you might negotiate more)
🏡 Pro tip: For investment properties or inherited homes, there’s often more flexibility. But in hot zones or if it’s just been listed, move fast.
iNMOspector offers market valuations as well as official valuations for mortgages as well!
4. Write a Solid, Clear Offer — In Writing
No vague “I’m interested” messages. A serious offer should include:
• Your proposed price
• Deadlines: for signing the deposit contract and completing the purchase
• Any conditions: financing, acceptance “as-is”, etc.
• Who pays notary and registry fees
• A validity date (we recommend 24–48 hours max)
📑 A written offer with structure is more likely to be taken seriously.
5. Consider Including a Small Deposit (Optional but Effective)
A symbolic deposit (e.g. €1,000–€3,000) can show your commitment — especially in competitive markets.
Just make sure:
• You sign a reservation or pre-contract agreement
• Everything is in writing
• You don’t transfer money without a clear legal framework
⚠️ Never hand over money without documentation.
6. Negotiate — With Realism and Respect
Negotiation isn’t about squeezing the seller. It’s about:
• Understanding what matters most to the seller (speed, certainty, timing)
• Staying firm but respectful
• Showing interest without appearing desperate
💬 Sellers often prefer buyers who respond quickly, communicate clearly, and seem reliable — even if they’re not offering the highest price.
7. If Accepted, Move Quickly to the “Contrato de Arras”
Once your offer is accepted, the next step is the earnest money contract, where both parties commit to the sale and typically 10% of the sale price is paid as a deposit.
This contract includes:
• The agreed price and conditions
• A fixed timeline
• Penalties if either party backs out
🔐 This is a legal commitment — and where your due diligence must already be complete.
I am happy to check your Arras contract before you sign – it’s largely a standard contract but should contain key elements that are specific to each transaction.
Common Mistakes We Help Our Clients Avoid:
❌ Making an offer without checking the urbanistic status
❌ Making an offer without checking the technical condition
❌ Offering without having financing in place
❌ falling into common traps in the Arras contract
❌ Overseeing administrative gaps in the sales contract and signing
Do You Need Help Making an Offer?
In a word: yes. Even if you feel confident, having a professional on your side can mean the difference between getting your dream home — or missing out.
At iNMOspector, we help buyers:
• Analyze the true condition of the property (technical + urbanistic)
• Draft a structured offer that gets noticed
And if you need financing, we work with trusted mortgage partners who can guide you through the process quickly and efficiently.
👂 What’s your experience been like?
• Have you made an offer that got accepted or ignored?
• Are you unsure what to include in a formal offer?
Share your story in the comments or pass this guide along to someone who’s house hunting in Spain.
And if you’re buying a property — anywhere in Spain — follow us at iNMOspector.com.
We’ll help you get it right, from start to finish.
