Every other person in the room is paid by the seller.
The agent showing you the house is paid a percentage of what you spend. The more you pay, the more they earn. That isn't dishonesty — it's just whose side they're on. And if you're buying from abroad, in a second language, with a legal system you've never used, being the only person in the room without representation is a genuinely expensive place to stand.
So we stand on your side of the table instead.
What's included
The whole journey, in one pair of hands.
Consultation & property brief
We start by understanding what you actually want — which is often not what you first say.
Finding & filtering
Including quiet off-market properties. We filter for you — so you never waste a trip on a house we already know is wrong.
Viewings & impartial inspection
We look at the roof, the damp, the boundary and the paperwork — and we tell you when to walk away.
Buyer trips & itineraries
Not "three days of viewings" — a designed trip, with the accommodation, the restaurants and the areas worth seeing.
NIE, bank & purchasing support
The practical machinery of buying as a foreigner — arranged, booked, and attended with you.
Legal network coordination
We introduce bilingual lawyers, surveyors and architects — and coordinate the timing. You keep free choice.
The part that pays for itself
We negotiate on your behalf — and we're financially motivated to get you the best outcome.
We negotiate price and terms
Not just the number. The completion date, the fixtures, the repairs, the conditions — all of it is negotiable, and most buyers never ask.
If the selling agent shares commission…
…we pass that saving straight back to you by reducing our own fee. It doesn't sit in our pocket.
If they won't share…
…we aim to claw it back for you in the price instead. Either way, the incentive points the same direction: yours.
Non-EU buyer? Ask about Military Authorisation before you fall in love with a house.
For buyers from outside the EU — British, American, Canadian, Australian and others — Military Authorisation (Autorización Militar) can be legally required to purchase in certain strategic and coastal zones. It is common along the Pontevedra coast — Baiona, Nigrán, Gondomar, Oia, A Guarda and around Vigo — and often applies to rustic land and stone country houses.
The process takes two to six months. Most agents don't understand it. Some discover it far too late, after a deposit is down and a completion date is set.
We flag it at the very start, build the timeline into the contract, and handle the authorisation for you — so it's a step in the plan rather than a shock halfway through.
If you're buying near the Pontevedra coast on a non-EU passport, this one question can save you months. Ask it before you offer, not after.
Mortgages, if you need one
As a non-resident international buyer you can typically borrow up to 70% of the property value from a Spanish bank. We work with specialist brokers who search across lenders — and we always advise getting a pre-approval before you view, so you know your real budget and can move quickly when the right house appears.
Power of Attorney
If you'd rather not fly back and forth for every signature, we can arrange a Power of Attorney so the purchase can be completed at the notary without you being physically present each time.
The high end
Heritage homes and pazos — white-glove acquisition.
Some purchases deserve a different kind of care. We guide discerning buyers acquiring Galicia's historic pazos — the region's manor houses — whether as a family home, a boutique-hospitality venture, or a wedding and events estate.
19th-century pazo, Bergondo
1,500 m² of house plus auxiliary buildings, set in a formal box-hedge garden on an 18,000 m² finca — the kind of property that comes to us before it reaches a portal.
How it's handled
Concierge-level, and discreet
Week-long viewing tours across the Galician heritage corridor · surveyor-accompanied inspections · NIE, Power of Attorney, notary and a non-resident bank account all orchestrated · stays in the region's paradores while you decide.
Typical brief
Ten bedrooms and a use for them
Manor houses with significant gardens, suitable for hospitality conversion — weddings, events, boutique B&B — combined with your own residence within the main house or a separate building on site.
If you're considering an acquisition of this kind, Caroline handles these personally. We'd be glad to talk in confidence.
The fee
Stated plainly, because you deserve to know before you ask.
From €3,990 + VAT as a minimum, rising towards approximately 2% + VAT depending on the purchase price and the scope of the search. A retainer is payable when we formally take the search on, and the full structure is set out in the Buyer's Agreement before anything is signed.
Where the selling agent shares their commission with us, we reduce our fee by that amount. Where they won't, we aim to recover it through negotiation on the price. We are financially motivated to achieve the best overall outcome for you — and we'd rather say that out loud than leave you wondering.
It can include the whole move
For buyers coming from overseas, the Buyer's Agent service can absorb the full Rental & Settlement service — so one agreement covers the entire journey:
Search → Viewings → Area discovery → Negotiation → Legal & survey → Purchase → NIE & banking → Residency → Settling in.
That is the whole thing, end to end, with the same people beside you throughout — and someone still answering the phone six months after you've moved in.
Start here
Have someone on your side of the table.
Tell us what you're looking for and what you're worried about. The first conversation is free, and it commits you to nothing at all.