Slovník pojmů při koupi nemovitosti ve Španělsku
Every term below is one you will really meet: in a listing, in a contract, at the notary, or on a bill. The terms are ordered along the purchase, not alphabetically, so the list also works as a map of what comes next. Each entry gives you one sentence you can rely on, a short paragraph of context, and a link to the page that explains the concept in full.
- pojmů, které u koupě potkáte
- 34
- fází koupě, podle kterých jsou řazené
- 6
- pojmů, kde česká intuice klame
- 6
- pojmů, které zůstávají španělsky
- 17
Přečtěte si jej popořadě a slovník se promění v mapu koupě
Pojmy jsou uvedeny v pořadí, v jakém se s nimi setkáte, od prvního dokumentu až po účty, které budete platit o několik let později. Takto není uspořádán žádný slovník v žádném z obou jazyků. Pokud již znáte hledané slovo, použijte níže uvedený seznam a přejděte na něj. Pokud ne, začněte nahoře a posloupnost Vám ukáže, kde se nacházíte.Each entry opens with one sentence that is the whole answer, then a short paragraph on when it comes up and what to watch, then a link to the page that goes into it properly. A few entries carry a warning, because Czech instinct about the Spanish version of the concept is actively misleading.
Kdo Vás při koupi ve Španělsku skutečně chrání?
Chrání Vás Váš vlastní právník, nikoli notář. Právě tento rozdíl je největší odlišností mezi koupí ve Španělsku a koupí téměř kdekoli jinde a je důvodem, proč na prvních čtyřech níže uvedených pojmech záleží více, než naznačuje jejich délka.- NIE[ny-eh]
- NIE is the Spanish identification number for a foreigner, and you cannot buy a property, pay a tax or sign at the notary without one.Vaše španělské ID a daňové číslo. Potřebujete ho ke koupi nebo placení daní zde.Número de Identidad de Extranjero. It is not a residence permit, and it does not make you a resident of anything. It is the number the Spanish state uses to file you under. You meet it at the very beginning, because you need it for the deed, the tax payments, and the utility contracts. Your lawyer applies for it with a power of attorney, so you do not need to go in person. The mistake that costs time is waiting until a signing date is already in the calendar.Jak získat NIE
- NIF
- NIF is the Spanish tax identification number, used by companies and by Spaniards, and it is not the same document as a NIE.You meet NIF if you buy through a company, or read a contract that names one. The two names look interchangeable in a document, but they are not: NIE identifies a foreign individual, NIF identifies a taxable entity. Keeping them apart matters most when a purchase is structured through a company. Make this decision with a lawyer and a tax adviser before you sign anything, not after.Koupě přes společnost
- notář
- The Spanish notary witnesses the signing and turns the sale into a public deed, and does not check whether the property is a good idea.This is where Czech intuition first goes wrong. A Czech buyer expects the notary to be the safety net. In Spain, the notary confirms identities, reads the deed, and records the act. Checking ownership, debts, charges, and permissions is your own lawyer’s job, done before you get anywhere near the appointment. You meet the notary once, at completion, and by then everything important has already been decided.Pozor. A Spanish notary does far less checking than a Czech buyer assumes. The protection comes from your lawyer, not from the notary’s office.Notář a podpis
- gestoría[khes-to-REE-ah]
- A gestoría is a Spanish paperwork agency that files things with the state on your behalf, and there is no single Czech word for it.Not a lawyer, not an accountant, not an estate agent. A gestoría exists because Spanish administration needs a lot of paperwork. It handles registrations, filings, vehicle transfers, and tax forms as a routine service. You are most likely to meet one after you have the keys, when a form has to go to an office that only accepts things in a certain way. The term stays in Spanish, with a short Czech explanation the first time it appears on a page.NIE a administrativa
- katastr
- Katastr is the Czech shorthand this site uses for the Spanish land registry, the record of who owns a property and what is charged against it.The registry entry is what your lawyer reads before you commit: the owner of record, the mortgages, the seizures, the boundaries, and anything else registered against the property. You never visit it yourself, but the purchase is built on what it says. Note that Spain also has a separate cadastre, used for tax valuation. This is a different record, with a different purpose, and the two do not always agree with each other.Pozor. What a Czech reader thinks of as one katastr, the Spanish system splits into an ownership register and a tax cadastre. The two can disagree.Katastr nemovitostí
- Registro de la Propiedad
- Registro de la Propiedad is the formal name of the Spanish land registry, the institution behind the ownership record.You will see the full Spanish name on documents, in official citations, and on the fee line in your purchase costs, even though our own text uses the simpler Czech word. It is worth recognising this name, because the registry entry is the single most important document in the purchase, after the deed itself. The fee for registering your ownership is one of the smaller costs of buying.Kolik stojí koupě
- nota simple[NOH-ta SIM-ple]
- A nota simple is the plain extract from the Spanish land registry showing who owns a property and what is registered against it, and it is the first document your lawyer reads before you pay anything.It is cheap, it arrives quickly, and anyone with a legitimate interest can request one. This is exactly why no money should move before somebody has read it. It gives you the owner of record, the property as the registry describes it, and the charges against it: mortgages, seizures, easements, and community debts noted on the unit. You meet it at the very start of the legal check, days after you settle on a property and weeks before completion. What matters is not the document itself, but its date. An extract pulled two months ago describes the property as it was two months ago. Only a current one is useful.Pozor. A nota simple is informative, not proof of title. The extract that carries legal weight is a certificación registral, and the two are not the same document.Co kontroluje právník
Která slova v nabídce mění to, co skutečně kupujete?
Nejvíce záleží na dvou z nich. Na údaji o ploše, protože španělské nabídky uvádějí několik čísel a inzerují to největší. A na názvu projektu, protože společenství, které k němu náleží, určuje Vaše měsíční náklady i to, zda můžete nemovitost vůbec pronajímat.- apartmán
- Apartmán is the word we use for a flat in a Spanish coastal development, and it is deliberately not the Czech word byt.This is a deliberate house rule, not a translation mistake. A coastal apartment sits inside a managed development, with shared grounds, a pool, and a community that decides things together. This makes it a different product from a Czech flat in a block, even when the floor plan looks similar. You meet the word on every listing you open. What usually varies between two similar-looking apartments is the community, not the interior.Apartmány na Costa del Sol
- urbanizace
- An urbanizace is a planned or gated residential development with shared grounds and facilities, and it is the settled Czech word for the Spanish urbanización.Most of what is for sale on this coast sits inside one. The urbanizace decides the pool, the gardens, the security, the parking, the monthly fee, and, in practice, whether short-term rental is possible at all. You meet it as soon as you start looking, and it deserves more attention than the apartment itself. Two flats of the same size and price, in two different urbanizace, can cost very different amounts to own, and can resell very differently.Poplatky společenství
- nemovitost z druhé ruky
- A nemovitost z druhé ruky is a property being sold by an existing owner rather than by a developer, which changes the taxes, the contracts and the checks.The whole shape of the purchase depends on which side of this line you are on. You buy a resale with a transfer tax, instead of VAT. It is contracted through a private deposit agreement, and the checks are about history: who owns it, what is charged against it, what has been built without permission, and what is owed to the community. You meet this distinction in the first conversation, because it decides how much cash you need, as well as your paperwork.Nemovitosti z druhé ruky
- novostavba
- A novostavba is a property bought from a developer, either finished or still being built, and it is paid for in stages rather than all at once.A new build is a payment schedule as much as a property. You reserve, then pay in stages, linked to construction milestones, over a period of up to three years. Every payment you make before the building is finished must be covered by a bank guarantee issued in your name. You meet this term everywhere on this coast, because most of what is for sale is new. Watch the payment schedule and the guarantee wording, not just the show flat.Novostavby na Costa del Sol
- zastavěná plocha, m²
- Spanish listings quote several different square-metre figures for the same property, and the one being advertised is usually the largest of them.Built area, plot area, and terrace area are three different numbers. A listing that gives one total has often added the terrace to the interior area. You run into this the moment you start comparing two properties by price per square metre, which is exactly the comparison these figures quietly break. Ask which measurement the number uses, and compare interior area to interior area. A large terrace is worth having, but it is not worth the same as a room.Prověření inzerátu
- solárium
- A solárium is a private roof terrace on top of an apartment, usually reached by its own stairs and usually counted in the advertised area.This is one of the features that genuinely holds its value on this coast, and one reason a top-floor unit costs more than the one below it. You meet the word in listings for penthouses and top-floor apartments. Check two things: whether it is legally part of your property, or a shared roof you are only allowed to use, and whether anything built on it had permission. An unpermitted structure on a roof becomes your problem once you buy.Nepovolené přístavby
- shortlist
- A shortlist is the small set of properties that passed a check against what you really asked for.The point of a shortlist is what has been left out. Anything that failed on price reality, noise, orientation, walkability, the community’s rules, or the off-season feel of the street has already been removed, with the reason given. You meet it early. A shortlist that contains everything you liked is not really a shortlist. It is just a search result.Jak hledáme nemovitost
- prohlídka
- A prohlídka is a viewing, and on this coast it means seeing the street and the community as much as the property itself.A viewing that only covers the interior skips the part that decides whether you will enjoy owning the property: the noise at night, the walk to anywhere useful, the sun on the terrace at the time you would really use it, and how the place feels in February rather than in August. You do viewings on a trip built around several of them, or by video if you cannot travel yet.Prohlídkové cesty
Který dokument Vás ke koupi skutečně zavazuje?
Smlouva arras, nikoli listina u notáře. V době, kdy se dostanete k notáři, již bylo vše rozhodnuto, a proto je soukromá smlouva podepsaná o několik týdnů dříve tou, kterou si máte přečíst dvakrát.- rezervační smlouva
- A rezervační smlouva takes the property off the market for a short period against a small payment, and it is the settled Czech term for the Spanish reservation contract.This is the first document you sign, and the only payment made outside the guarantee system. This is why it must be small, and why the contract must clearly state the conditions for the money coming back. You meet it the moment you decide, often under time pressure. The rule that prevents most problems: the lawyer reads it before the money moves, not after, and the money never goes into a private individual’s account.Rezervace
- záloha, depozit
- The deposit is the large payment that follows the reservation and commits both sides to the sale, and Spanish practice treats it as earnest money, not as a part payment you can simply cancel and lose nothing.On a resale, it is normally around a tenth of the price, sometimes more. It is the largest amount that moves before completion. You meet it a few weeks after the reservation, once your lawyer has finished checking. Watch what the contract says happens if either side withdraws. That clause is the difference between losing the deposit, and getting it back with the same amount added on top.Pozor. A Spanish deposit is not a Czech záloha. It is earnest money with consequences written into the contract for whoever breaks the deal.Kupní smlouva
- arras[AH-ras]
- The contrato de arras is the private earnest-money contract used on a resale. Buyer and seller sign it before the notary, and it sets the penalty if either side cancels the deal.This is the document that really binds the sale. The deed at the notary is the formal execution of it. It sets the price, the completion date, what is included, what happens to the deposit, and what the consequences are for both sides. You meet it after the legal check and before completion. We keep the Spanish word because there is no Czech contract that works the same way. Read the clause about breaking the deal twice.Pozor. Arras is not a záloha. Depending on the type agreed, cancelling the deal can cost the buyer the deposit, and can cost the seller double that amount.Kupní smlouva
- veřejná kupní listina
- The veřejná kupní listina is the notarised deed of sale, the document signed in front of the notary that transfers ownership to you.Spanish practice calls it the escritura pública de compraventa, and our text uses the full Czech phrase instead of the Spanish word. You meet it once, at completion, when you pay the balance and get the keys. Everything in it was already decided in the earlier contracts. This is why a surprise at the notary is a sign that something was not checked properly, and why the appointment is just a formality when the earlier work was done well.Předání klíčů
- cheque bancario[CHEH-keh ban-KAH-ryo]
- A cheque bancario is a bank cheque drawn on your Spanish account, and it is the way the balance of the purchase price is often handed over at the notary.It exists because a notary appointment needs the money to be present and fully available, not still in transit. You meet it in the days before completion, when your lawyer or your bank prepares it against cleared funds. We keep the Spanish term, with a short Czech explanation in the same sentence. The reason this matters to you is timing: the funds must be in the account, and cleared, before the cheque can be drawn. Nothing can arrive on the day itself.Převod korun na eura
Které daně zaplatíte, závisí na jediné věci: kdo prodává
Na novostavbu od developera se vztahují IVA a AJD. Na nemovitost z druhé ruky od vlastníka se místo toho vztahuje ITP. Tento jediný rozdíl vysvětluje většinu rozdílu mezi dohodnutou cenou a částkou, kterou skutečně potřebujete.- IVA
- IVA is Spanish VAT, and on a brand new home it is 10 % of the purchase price.DPH u zcela nového domu: 10 % z kupní ceny.This applies to a new build bought from the developer, and it is the largest single cost on top of the price. You pay it at completion, through your lawyer, along with the rest of the taxes. It does not apply to a resale, which carries a transfer tax instead. This single difference is why the total cost of buying is noticeably higher on a new build than on a second-hand property.Kolik stojí koupě
- AJD
- AJD is the Spanish stamp duty on the signed deed, a small percentage of the price, and in Andalusia it is paid alongside IVA on a new build.Kolkovné na podepsanou listinu vlastnictví (malé procento z ceny).Actos Jurídicos Documentados. It always appears together with IVA in a new-build cost breakdown, never with the resale transfer tax. You pay it at completion, through your lawyer. You will only see it as a line item, not as a decision: there is nothing to choose here. It is in this glossary because it appears on every new-build cost sheet, and means nothing to a Czech reader at first sight.Daně a poplatky
- ITP
- ITP is the transfer tax paid when you buy a resale, and in Andalusia it is 7 % of the price.Impuesto de Transmisiones Patrimoniales. This is the resale equivalent of IVA, and the reason a second-hand purchase costs less to complete than a new build. You pay it at completion, through your lawyer. One thing to know in advance: the tax is not always calculated on the price you agreed. Spain also has a reference value for the property, and if that value is higher, the tax follows the reference value instead.Daně a poplatky
- valor de referencia[ba-LOR deh reh-feh-REN-thya]
- The valor de referencia is the reference value Spain sets for a property, and the resale transfer tax is calculated on it whenever it is higher than the price you paid.It exists to stop purchases being declared below their real value. In practice, for an honest buyer, this means your tax bill is not always what the price suggests. Your lawyer checks this number before completion, so you can budget for the tax correctly. This is the single most common reason a resale tax bill comes out higher than a buyer expected from the purchase price alone.Daně a poplatky
Co se musí stát mezi dokončením stavby a okamžikem, kdy bude právně Vaše?
Licence, kontrola a záruka. Radnice musí potvrdit, že v budově lze bydlet, vady musí být uvedeny před podpisem, nikoli reklamovány až poté, a na konstrukci se vztahuje desetileté krytí, které se na dokončovací práce nevztahuje.- dokončení, převzetí
- Completion is the day the balance is paid, the deed is signed and the property becomes yours, and on a new build it is a date that can move.On a resale, the date is agreed in the contract, and it usually stays fixed. On a new build, it depends on the building being finished and licensed, and developers often fall behind schedule. You meet it as the deadline that everything else works back from, which is why the money is planned to arrive earlier than needed. On a new build, watch what your contract says about a delay, because your dates and the developer’s dates are not the same document.Zpoždění dokončení
- licencia de primera ocupación[lee-THEN-thya deh pree-MEH-ra o-koo-pa-THYON]
- The licencia de primera ocupación is the first-occupation licence a new build needs before it can legally be lived in and connected to the supplies.The town hall issues it, and it confirms the building was completed as permitted. You meet it at handover on a new build. If it is missing, this is a real problem, not just a formality: without it, you cannot contract utilities in the normal way, and the legal position of the property stays unresolved. We keep the Spanish term, with a short Czech explanation in the same sentence, because there is no exact Czech equivalent.Předání klíčů
- snagging
- Snagging is the inspection of a finished new build for defects and unfinished work, listed and handed to the developer to put right.We keep the English word even inside Czech sentences, because the Spanish construction industry uses it too. You meet it in the days around handover, and the timing is the whole point: a list made before you sign carries far more weight than a complaint made afterwards. Make sure the list is written down, dated, and acknowledged. A verbal promise to fix something is not a record of anything.Snagging a přejímka
- Seguro Decenal[seh-GOO-ro deh-theh-NAL]
- Seguro Decenal is the compulsory ten-year insurance covering structural defects in a new building.Povinné desetileté pojištění kryjící konstrukční vady budovy.Spanish construction law requires it. It belongs to the building, not to you, so it carries over to the next owner. You meet it in the developer’s documentation, and it matters most if something serious appears years after you get the keys. It does not cover everything: the ten-year cover is for structural failure. Cosmetic faults and finishing work have much shorter warranty periods.Vady stavby
Které povinnosti začínají v měsíci, kdy převezmete klíče?
IBI vůči radnici, poplatek společenství vlastníků a podání španělského daňového přiznání, bez ohledu na to, zda nemovitost někdy pronajmete. Pokud je součástí Vašeho plánu pronájem, je čtvrtým požadavkem licence k pronájmu, která se neuděluje automaticky.- IBI
- IBI is the annual Spanish property tax, paid to the town hall by whoever owns the property.Roční městská daň z nemovitosti, placená radnici.Impuesto sobre Bienes Inmuebles. The municipality charges it, and the amount varies from town to town. It is one of the smaller costs of owning a property here. You meet it in your first full year of ownership. Worth knowing before you buy: an unpaid IBI bill stays attached to the property. Your lawyer checks for this and clears it before you complete.Roční náklady
- společenství vlastníků, comunidad
- The comunidad de propietarios is the owners’ community that runs the shared parts of a development and sets the monthly fee, and it is close to a Czech SVJ without being the same thing.It decides the pool, the gardens, the security, the maintenance, and, in practice, whether short-term rental is allowed in the building at all. You meet it from the month you take ownership, through the fee and through the meetings. The fee is what most often explains why two similar apartments cost different amounts to own. This is why you should check it on the specific property, rather than assume it.Pozor. A comunidad is close to an SVJ but is a Spanish entity with its own rules and its own voting thresholds. The Czech abbreviation is not a translation of it.Poplatky společenství
- Modelo 210
- Modelo 210 is the Spanish tax form a non-resident owner files, and it is due even when the property is never rented out.It covers the notional income Spain assumes a non-resident owner earns just by having the property available. It also covers rental income, when there is any. You meet it in the year after you buy, and most owners find out about it late. This is exactly why it is in this glossary. It is a filing, not a decision: the work is remembering it exists, and having someone file it on time.Daň nerezidenta
- VUT
- VUT is the Andalusian tourist-rental licence, and without one a property cannot legally be rented to holiday guests.Vivienda de Uso Turístico. Whether you can get one depends on the property, the municipality, and the community’s own rules. This means the answer is specific to the flat, not to the region. You meet it before you buy, if renting is part of why you are buying, because you check it before the reservation, not discover it afterwards. A listing that claims a licence is available is a claim to verify, not a fact.Krátkodobý pronájem
- okupas[o-KOO-pas]
- Okupas are squatters, and the word is used in Spain almost as a proper noun for the phenomenon rather than as a description of people.This is the fear Czech buyers raise most often, and it is worth separating from the headlines. The risk is concentrated in specific kinds of property and specific situations. The ordinary protections are occupancy, an alarm, a managed development, and insurance that really covers it. You meet the word before you buy, in the news. The useful response is to ask what the risk is for the specific property, not in general.Okupas a rizika
- plusvalía[ploos-ba-LEE-ah]
- Plusvalía is the municipal tax on the increase in the land value of a property, and it is a cost for the seller rather than the buyer.You meet it when you come to sell, along with the other exit costs and the non-resident withholding. It is in this glossary because a buyer planning a short hold needs to know that selling has its own taxes. The amount is set by the municipality, not by your gain on paper. Anyone thinking about selling in two or three years should price this in before they buy, not after.Prodej a náklady na výstup
Nemůžete najít dané slovo nebo přečíst dokument před sebou?
Send it over and you get the answer about your document rather than a general definition. This list covers the vocabulary of a normal purchase, and a contract, a listing or a registry extract will always contain something a glossary cannot anticipate.