3 Jul 2026

Beware of Illegal Real Estate Agents on the Costa Blanca: How to Protect Yourself

The Costa Blanca remains one of the most popular destinations for buying a property in Spain. Every year, thousands of buyers from Belgium, the Netherlands, the UK and many other European countries purchase a holiday home, an investment property or a permanent residence.

Unfortunately, the growing popularity of the Spanish property market has also attracted individuals who present themselves as real estate agents without complying with Spanish legislation. Some operate without the required registrations, professional insurance or legal qualifications. Even more concerning is that certain individuals use fictitious or misleading registration numbers to gain the trust of buyers and sellers.

At Immo Toro, we regularly meet people who assume that anyone advertising Spanish property is legally authorised to act as a real estate agent. Unfortunately, that is not always the case.

Stricter regulations have applied in the Valencian Community since 2023

To better protect consumers, the Regional Government of Valencia introduced stricter rules for real estate professionals.

Anyone professionally involved in property transactions within the Valencian Community (the provinces of Alicante, Valencia and Castellón) must comply with Spanish legislation and be registered in the RAICV (Registro de Agentes de Intermediación Inmobiliaria de la Comunitat Valenciana).

This registration is far more than an administrative formality—it provides important legal protection for consumers.

A registered real estate agent must, among other things, have:

• an official RAICV registration number;
• professional liability insurance;
• a financial guarantee or security bond;
• the required qualifications and professional knowledge;
• a properly established business operating in accordance with Spanish regulations.

Buyer's agents must also comply with Spanish legislation

One of the biggest misconceptions is that only the listing agent needs to be officially registered.

This is incorrect.

Buyer's agents who represent clients purchasing property in the Valencian Community must also comply with the applicable Spanish regulations. Whether an agent represents the buyer or the seller, they are acting as a professional intermediary in a real estate transaction and are therefore expected to meet the legal requirements applicable in this region.

A foreign licence is not a Spanish licence

More and more foreign real estate agents advertise their services using a Belgian BIV licence, membership of a Dutch professional organisation or another foreign real estate qualification.

While these registrations may be perfectly valid and valuable in their own countries, they do not replace the legal registration required to operate professionally in the Valencian Community.

In other words, a Belgian BIV licence, a Dutch professional membership or any other foreign accreditation does not automatically authorise someone to carry out real estate brokerage activities under Spanish law.

Always ask for the official RAICV registration number when buying or selling property in the Valencian Community.

Don't be misled by social media

Nowadays, almost anyone can present themselves as a property expert through Facebook, Instagram or other social media platforms.

A professional-looking website, thousands of followers, impressive videos or foreign qualifications do not necessarily mean that someone is legally authorised to operate as a real estate agent in Spain.

Always verify that the agent is properly registered under Spanish legislation.

The number of unregistered agents continues to grow

We increasingly encounter individuals who:

• operate exclusively through social media;
• have no physical office;
• have no professional liability insurance;
• cannot provide evidence of financial guarantees;
• are not officially registered in Spain;
• or even display registration numbers that do not exist or do not belong to them.

For foreign buyers, it is often difficult to distinguish between a legitimate professional and someone operating outside the legal framework.

What are the risks for buyers?

Buying a property is often one of the largest financial decisions you will ever make. Working with an unregistered real estate agent can expose you to significant risks.

Insufficient legal due diligence

Has the building licence been verified?

Is the property fully legal?

Are there any outstanding debts or legal charges?

Is the built surface correctly registered?

For new-build properties, is there a valid bank guarantee protecting your stage payments?

An inexperienced or unqualified agent may overlook these essential checks or leave them entirely to the buyer.

No professional liability insurance

If an agent makes a serious mistake resulting in financial loss, professional liability insurance offers protection.

Without such insurance, recovering damages can become extremely difficult.

No financial guarantees

Registered agents are required to meet financial guarantee obligations under regional regulations.

With unregistered intermediaries, these protections are often completely absent.

Incorrect or incomplete information

Problems we regularly encounter include:

• illegal extensions;
• unlicensed swimming pools;
• missing building permits;
• incorrect property measurements;
• holiday rental licences that do not actually exist.

Many buyers only discover these issues after the purchase has been completed.

Difficult to hold accountable

When an agent operates without a properly registered company, professional insurance or a physical office, it may be extremely difficult to hold them legally responsible if problems arise.

Sellers are also exposed to risks

The risks are not limited to buyers.

Property owners who choose to sell through an unregistered agent may also face serious consequences, including:

• incorrect pricing advice;
• incomplete or invalid sales documentation;
• poor screening of potential buyers;
• inadequate follow-up throughout the sales process;
• reputational damage caused by unprofessional conduct.

In some cases, poor guidance can even result in legal disputes or financial losses.

How can you verify a real estate agent?

Always ask for:

• the official RAICV registration number;
• company details;
• proof of professional liability insurance;
• the business address;
• the general terms and conditions.

You should also verify that the registration number appears in the official register of the Generalitat Valenciana.

A professional and properly registered agent will have no difficulty providing this information.

Why choose a registered real estate agent?

Working with a registered agent provides:

• greater legal protection;
• professional guidance throughout the entire buying or selling process;
• transparent communication;
• cooperation with independent lawyers, notaries and banks;
• the reassurance of professional insurance and financial guarantees.

This provides valuable peace of mind during one of the most important financial decisions of your life.

Immo Toro: Safe Property Transactions in Spain

Immo Toro is an officially registered real estate agency in the Valencian Community and fully complies with all legal requirements applicable to professional real estate brokerage.

We guide our clients from the very first property viewing through to the signing of the title deed, working closely with independent lawyers, notaries, banks and reputable property developers. Transparency, professionalism and legal security are at the heart of everything we do.

Not sure whether a real estate agent is properly registered? Feel free to contact Immo Toro. We will gladly explain the legal requirements and help you buy or sell property in Spain safely and with complete confidence.

Always check who you are doing business with. Choosing a registered real estate agent gives you not only expert advice, but also the legal protection you deserve.

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