Spain remains the number one choice for overseas buyers in 2026 – and for good reason. If you’re considering buying property in Spain, this guide brings together everything you need to know, from lifestyle appeal and regional differences to costs, legal steps and long-term planning.
You’ve probably holidayed here for years. You know the cafés, the pace of life, the way evenings stretch long past sunset. Now you’re wondering what it would look like to own a place of your own. Buying in Spain is entirely achievable in 2026 – but only if you understand the process, costs and rules from the outset.
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Contents
- Why buying property in Spain still makes sense in 2026
- Step one – define where and what you want
- Understanding the true costs
- Mortgages and financing
- The legal process explained
- Residency and visas
- Renting out your property
- After you buy – management and responsibilities
- How to buy with confidence
- Summary
- FAQs about buying property in Spain
Why buying property in Spain still makes sense in 2026
Despite dramatic headlines over proposed tax rises and rental restrictions, Spain continues to welcome overseas buyers. As explained in our analysis of recent Spain property market news, many of the more alarming proposals remain just that – proposals.
What hasn’t changed is Spain’s appeal. You benefit from established expat communities, international airports serving every major UK and European city, modern healthcare and strong legal safeguards during the purchase process.
The key difference in 2026 is that buying requires better preparation. Regional tax rates vary widely. Rental rules are more tightly enforced. Communities of owners now play a bigger role in short-term lets. None of this should deter you – but it does mean planning properly from the start.
Step one – define where and what you want
Spain offers extraordinary variety. Coastal hotspots, inland villages, islands, major cities – each attracts a different type of buyer.
Our regional comparison of where to buy in Spain in 2026 highlights the main choices:
- Costa Blanca and Costa del Sol for established international communities
- Murcia and Almería for better value
- The Balearics for prestige and exclusivity
- The Canary Islands for year-round rental demand
- Inland Spain for space and affordability
Then comes property type. Spain’s housing stock ranges from new-build apartments and golf villas to village townhouses, cave homes and rural fincas.
New developments appeal if you want energy efficiency and minimal maintenance. Resale homes offer character and often better value. Your decision should reflect how you plan to use the property – holiday home, rental investment or permanent base.
Understanding the true costs
One of the most common mistakes overseas buyers make is underestimating purchase costs.
As a rule of thumb, you should budget an additional 10–15% on top of the purchase price. This covers taxes and other fees including:
- Property Transfer Tax (ITP) of 6–10% on resale homes
- VAT (10%) on new builds
- Stamp duty (AJD) of 0.75–1.5%
- Legal fees of around 1–2%
- Notary and registry fees
Tax rates differ by region. For example, Valencia applies 10% ITP, while the Canary Islands are lower. Understanding these regional variations can save you thousands.
Beyond purchase taxes, you’ll also face ongoing ownership costs. Spain’s annual property tax (IBI) typically ranges between 0.2% and 1.5% of the cadastral value. If you rent the property, income tax rules differ depending on whether you are an EU or non-EU resident. If you rent the property, income tax rules differ depending on whether you are an EU or non-EU resident. EU/EEA residents currently pay 19% on net rental income and can deduct allowable expenses, while non-EU residents are generally taxed at a flat 24% on gross rental income, with no deductions applied in most cases.
Currency is another major factor. A small shift in exchange rates between offer and completion can significantly affect your final cost. Many buyers now fix their exchange rate early to protect their budget.
Mortgages and financing
You can get a mortgage in Spain as a foreign buyer.
Spanish banks typically lend up to 70% loan-to-value for non-residents and up to 80% for residents. That means you’ll need at least 30% deposit, plus purchase costs.
Interest rates for non-residents currently tend to sit slightly above resident rates, and lenders will assess your income, existing debts and age.
Getting an agreement in principle before you start making offers puts you in a far stronger negotiating position and prevents delays once you find the right property.
The legal process explained
Spain’s buying system differs from the UK’s, but it is structured and well established. A typical resale purchase follows this path:
- Make and agree an offer
Submit your offer through the estate agent and, once agreed, the property is taken off the market.
- Sign the reservation agreement
You sign a reservation contract confirming the price and terms while legal checks begin.
- Pay the deposit (usually around 10%)
You pay a deposit, typically around 10%, which legally commits both buyer and seller to the transaction.
- Instruct your lawyer to carry out legal due diligence
Your lawyer verifies ownership, checks for debts and ensures the property is legally compliant.
- Sign the Escritura before a notary
The final deed is signed before a notary, who oversees the legal transfer of ownership.
- Complete payment and receive the keys
You pay the remaining balance, settle taxes and fees and receive the keys to your new property.
Completion usually takes six to eight weeks from accepted offer.
Before you pay any deposit, your lawyer should confirm legal ownership, check for debts and ensure the property is correctly registered. A structural survey, while not compulsory, is strongly advised – particularly for older or rural properties.
You’ll also need an NIE number – your Spanish tax identification number – before completion. Without it, you cannot buy, open a bank account or pay taxes. Many buyers apply during an early viewing trip to avoid delays.
Residency and visas
Buying property in Spain does not automatically grant you the right to live there full time. The rules depend on your nationality and how long you plan to stay.
If you’re an EU citizen, relocating is relatively straightforward. You can move to Spain and register as a resident once you’re settled, provided you meet the basic requirements around income and healthcare cover.
If you’re a non-EU citizen, including a UK national, you can visit Spain for up to 90 days in any 180-day period without a visa. This short-stay limit is now monitored digitally under the EU’s Entry/Exit System (EES), which replaces passport stamps with biometric registration and automatically tracks your time in the 29-country Schengen Area. In addition, the new ETIAS system – expected to launch in 2026 – will require visa-exempt travellers such as UK citizens to complete a short online pre-travel authorisation costing €20 for adults aged 18–70, valid for up to three years. These new systems do not provide residency; they simply regulate short visits.
If you want to stay in Spain beyond the 90-day rule, you’ll need to apply for a long-term visa. The most common routes include the non-lucrative visa for retirees or those with sufficient passive income, the digital nomad visa for remote workers earning from outside Spain and EU family reunification routes if your partner holds EU citizenship.
It’s also important to note that the investor residency route – commonly known as the golden visa – is no longer available to new applicants. This scheme previously granted residency to non-EU nationals investing €500,000 or more in Spanish property, but it officially closed in 2025. Existing holders retain their rights, however buying property no longer provides a direct pathway to residency.
Planning your visa strategy alongside your purchase ensures your lifestyle plans align with Spain’s immigration rules and helps you avoid unwelcome surprises later.
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Renting out your property
If rental income forms part of your plan, research carefully before buying.
Short-term holiday rentals now require regional licensing and registration on Spain’s national rental registry. Communities of owners can also require formal approval before licences are granted.
Longer-term rentals are generally simpler but still regulated under Spain’s Urban Rental Law.
Rental income is taxable, even if you live abroad, so professional advice is essential if you plan to let your property.
After you buy – management and responsibilities
Ownership doesn’t end at completion.
You’ll need to arrange building insurance, pay annual IBI tax and, if applicable, community fees. If you’re not living in Spain full time, appointing a property management company can help handle maintenance, guest arrivals and compliance.
Budgeting around 1% of the purchase price annually for maintenance is a sensible starting point.
How to buy with confidence
The Spanish property market in 2026 rewards informed buyers.
- Define your goals clearly
- Understand regional differences
- Budget realistically
- Protect yourself legally
- Fix your exchange rate early
- Line up trusted professionals – lawyer, broker, estate agent – before you commit
Spain still offers opportunity, lifestyle and long-term potential. The buyers who succeed are those who treat the process seriously while keeping sight of why they’re doing it in the first place.
Summary
Buying in Spain in 2026 is absolutely achievable – and still deeply rewarding. The lifestyle is compelling, the legal framework is robust and financing remains accessible to foreign buyers. The key to success is preparation. Get clear on the costs, the regional differences and your long-term intentions, and you’ll make decisions based on facts, not assumptions.
FAQs about buying property in Spain
The main pitfalls usually stem from lack of preparation rather than hidden traps in the system itself. Buyers sometimes underestimate the total purchase costs, which can add 10–15% on top of the agreed price, skip independent legal checks or fail to confirm that the property is correctly registered and free of debts. Others overlook regional rental rules or community restrictions if they plan to let the property, and many forget about currency fluctuations, which can significantly affect the final cost in pounds. Appointing an independent lawyer early and understanding the full process before paying a deposit dramatically reduces these risks.
Buying a property in Spain does not automatically give you the right to stay long term. If you are an EU citizen, you can move freely and apply for residency once you settle there. If you are a non-EU citizen, including a UK national, you can stay for up to 90 days in any 180-day period without a visa, but longer stays require an appropriate visa such as a non-lucrative visa or digital nomad visa. Owning a property can support a residency application, but it does not replace the need for one.
Yes, UK citizens can buy property in Spain without restriction, and the purchase process is the same regardless of nationality. You will need an NIE number and a Spanish bank account to complete the transaction, but there are no ownership bans or additional barriers for British buyers. The main change post-Brexit relates to how long you can stay in Spain without a visa, not your ability to purchase property there.
For many overseas buyers, Spain continues to offer strong lifestyle appeal, reliable infrastructure and property prices that often compare favourably with other Western European destinations. Whether it is “worth it” depends on your goals: if you are focused purely on short-term rental income, you must research local licensing rules carefully, but if you are buying for lifestyle, long-term living or gradual capital growth, Spain remains one of the most accessible and well-understood overseas markets. Clear objectives and realistic budgeting are what ultimately determine whether it makes sense for you.
