The deadline that matters is not 31 December; it is when the process must begin
There are currently just under four months remaining before the end of the year. While that may sound like plenty of time, the window closes rapidly if the goal is to complete a sale at the notary’s office before 31 December.
The true timeline of a property transaction is dictated by the buyer’s financing rather than the vendor’s intentions—a process governed by timeframes that cannot be rushed simply through goodwill.
From accepted offer to completion: between 30 and 45 days, subject to a smooth process
Once a buyer requiring a mortgage submits an offer and the vendor accepts, the most time-consuming stage of the process remains. The property valuation—mandatory for the bank to grant the loan—typically takes between 5 and 10 working days, according to industry sources. Once the valuation is in hand, the lender reviews the full file (income, debt ratio, credit history), an assessment that can take a further one to two weeks. Upon approval, the institution issues the FEIN (Standardised European Information Sheet), detailing the definitive credit terms. Under Law 5/2019 regulating real estate credit contracts, a minimum of ten calendar days must elapse between the delivery of this document and the signing before a notary—a reflection period that cannot legally be shortened.
All told, it usually takes between 30 and 45 days from accepting an offer to signing at the notary’s office. This assumes no complications: incomplete documentation, a valuation that falls short of the agreed price, or multiple mortgage applicants are the most common reasons for delays.
That is the timeframe required after a buyer is found. Before that comes the sales process itself, which depends almost entirely on a single variable: the initial listing price.
Two market speeds coexisting in the same municipality
As previously explained in detail, two distinct markets currently coexist within Benalmádena. A property positioned correctly on price moves within weeks, with limited room for negotiation. Conversely, one listed above true market value can spend months accumulating viewings without receiving offers, ultimately requiring a far steeper price reduction than if it had been set accurately from the outset. The slowdown currently reaching certain segments of the residential market sharpens this dynamic: the slower the market, the harsher the penalty for an incorrectly calculated asking price.
The variable that ultimately determines whether a transaction completes in 2026 or rolls over into 2027 has little to do with the month the listing is published, and everything to do with whether the asking price is calculated using actual completion data rather than asking prices on property portals.
November and December are not neutral months
Even with an accepted offer and financing underway, November and December present an additional hurdle: they contain the highest concentration of bank holidays and reduced operational capacity for lenders and notaries. A file submitted to a risk committee in the first week of December competes with the bank’s end-of-year accounts and seasonal staff leave over Christmas. A completion scheduled for 20 December can easily slip into the second week of January through no fault of any party, simply because time ran out.
What this means in practice
Factoring in the 30 to 45 days required from accepted offer to completion, alongside the time needed to secure a buyer when a property is accurately priced, the window to launch a listing with a realistic prospect of closing in 2026 is measured in weeks. Waiting until October or November under the impression that “there is still time” is precisely the misstep that pushes the majority of transactions into the following year.
If you are considering selling before the end of the year, let us discuss your options today using real completion data from your local area: +34 692 62 19 19.
Further Reading
- Two markets in one: Who can continue buying as Euribor rises?
- In Benalmádena, the slowdown reaches the residential market, not just luxury real estate
- Vendors stand to lose substantial sums in 2026… Unless they take one crucial step
