Spain welcomes buyers from all over the world. However, there are some rules you need to be aware of before you take the plunge. Whether you’re from the UK, US, Europe or beyond, here’s what you need to know about who can buy property in Spain and what paperwork you’ll need to prepare.
Spain continues to be one of the most straightforward countries in Europe for overseas buyers, but that doesn’t mean there aren’t a few rules worth understanding before you commit. From how long you can stay in the country to what Brexit really changed for British buyers, clarity is key if you’re planning a purchase.
Whether you’re buying a holiday home, investing for the future or laying the groundwork for a permanent move, here’s what you need to know about buying property in Spain as a foreigner and what ownership does – and doesn’t – allow you to do.
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Contents
Who can buy property in Spain?
Here’s a breakdown of who can legally purchase property in Spain, and what’s required:
| Buyer type | Can buy? | NIE required? | Visa required to live? |
|---|---|---|---|
| EU citizens | Yes | Yes | No |
| UK citizens | Yes | Yes | Yes – unless short stay |
| US citizens | Yes | Yes | Yes – unless short stay |
| Other non-EU nationals | Yes | Yes | Yes – unless short stay |
To buy property in Spain, you’ll need a Número de Identificación de Extranjero (NIE) – a tax identification number for foreigners. This is essential for all legal and financial transactions, including signing deeds and opening a bank account.
Tip: You can apply for an NIE in Spain, via the Spanish consulate in your home country or through a legal representative.
Buying property in Spain through a company
You can also buy property in Spain via a company. This route is often used by experienced investors, particularly those from North America. Structuring your purchase through a company can offer tax advantages, depending on your circumstances and long-term goals. One key benefit is the potential to reduce or avoid paying property transfer tax (ITP). It may also offer more favourable treatment when it comes to capital gains tax if you later sell the property.
Even after Brexit, UK buyers can still purchase Spanish property through a UK limited company, although the process may involve more steps than a personal purchase. Another option is to set up a Spanish subsidiary, which typically requires more local paperwork and expert guidance.
Whichever route you choose, it’s essential to speak to a qualified tax advisor or Spanish property lawyer before making any decisions. They can help you navigate company registration, tax liabilities and regional legal requirements.
Do I need to live in Spain to buy property?
Not at all. You don’t need to be a resident of Spain to buy property there. Many buyers choose to purchase a holiday home or investment property while remaining tax residents elsewhere. However, if you plan to stay for more than 90 days within a 180-day period, you’ll need to look into visa options.
If you’re buying with the aim of relocating permanently, you’ll want to consider one of Spain’s residency visas, such as:
- Non-lucrative visa – for those who won’t be working in Spain
- Digital nomad visa – for remote workers with international income
What are the rules for UK and US buyers?
UK buyers: Since Brexit, UK citizens are considered non-EU nationals. You can still buy property in Spain with no restrictions, but you’ll need a visa to live there long-term. The 90/180-day rule means you can spend up to 90 days in any 180-day period in Spain without a visa. If you’re planning a permanent move, a non-lucrative or digital nomad visa is your best bet.
US buyers: The process is much the same as for UK buyers. There are no restrictions on property ownership, but long-term stays will require a visa.
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Are there any exceptions or restrictions?
There are very few restrictions on property ownership in Spain, but a couple of exceptions do exist:
- Military zones: Foreigners may be restricted from buying land in certain military or coastal areas. This typically requires additional authorisation.
- Rural or protected land: In some autonomous regions, you may need special permissions to build or renovate.
These exceptions are rare but worth checking if you’re looking at rural plots or less-developed regions. Your solicitor (abogado) or property advisor can help confirm the land’s legal status.
Do I need a lawyer or estate agent?
While it’s not a legal requirement to use a lawyer when buying in Spain, it’s strongly advised – especially if you’re unfamiliar with the legal process. Your lawyer will carry out due diligence, check ownership records and help you navigate regional regulations.
When it comes to estate agents, working with a reputable local agent gives you access to vetted properties and on-the-ground insights. Look for agents who are bilingual and specialise in working with international buyers.
Steps to take if you’re ready to buy
- Get your NIE number
- Open a Spanish bank account
- Speak to a currency specialist – exchange rate fluctuations can impact your buying power
- Choose a region and set a budget
- Find a trusted lawyer and estate agent
- Visit properties or attend a virtual viewing trip
To make the process as smooth as possible, download our free comprehensive guide packed with practical tips on financing, legal steps and relocation options.
FAQs about buying in Spain as a foreigner
Owning a property in Spain does not give you automatic residency rights. If you’re a non-EU citizen, including a British national, you can stay in Spain for up to 90 days in any 180-day period without a visa. This applies regardless of whether you own a home or not. If you want to spend longer stretches of time in your property – for example, several months at a time or most of the year – you’ll need to apply for a long-stay visa such as the non-lucrative visa or the digital nomad visa. Property ownership can be helpful when applying, as it shows you have a fixed address, but it doesn’t override immigration rules.
Spain has very few barriers for foreign buyers. You don’t need to be a resident, you don’t need a visa to purchase and there are no nationality-based caps on ownership. The main requirements are practical rather than restrictive: you’ll need an NIE number, a Spanish bank account and funds to cover purchase taxes and fees. In rare cases, additional permissions may be required for properties in military zones or certain rural areas, but for most buyers purchasing homes in established towns, villages or coastal areas, the process is clear and well-trodden.
At present, there are no confirmed plans for Spain to scrap the 90 days in any 180-day period rule for British citizens. This limit is tied to Schengen rules, not Spanish property law, and any change would need to be agreed at a much wider European level. While there is ongoing political discussion around mobility agreements, it’s best to plan on the basis that the 90-day rule will remain. If you want more flexibility, applying for a Spanish residency visa is currently the only reliable way to stay longer.
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