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. You may also have seen headlines about a proposed tax on non-EU property buyers – it’s worth knowing that this remains a proposal only, has not been put before parliament and has stalled for lack of political support. It has no bearing on buying in Spain today.
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?
- What documents do you need to buy property in Spain?
- Buying property in Spain through a company
- Do I need to live in Spain to buy property?
- What are the rules for UK and US buyers?
- Are there any exceptions or restrictions?
- What’s changed for buyers in 2025 and 2026
- Do I need a lawyer or estate agent?
- Steps to take if you’re ready to buy
- FAQs about buying in Spain as a foreigner
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.
What documents do you need to buy property in Spain?
Buying in Spain as a foreign national involves a short but essential set of documents. Getting these in order early avoids delays further down the line.
NIE number (Número de Identificación de Extranjero)
This is the non-negotiable starting point. Your NIE is a tax identification number issued to foreign nationals and is required for every legal and financial step of the purchase – signing the deeds, opening a Spanish bank account and paying taxes. You can apply in person at a Spanish police station, through the Spanish consulate in your home country or via a legal representative in Spain.
Spanish bank account
Most sellers and notaries require payment to come from a Spanish account. Opening one is straightforward as a non-resident, though some banks require an in-person visit.
Passport
A valid passport is required at every stage, from signing the initial reservation contract through to completion.
Proof of funds or mortgage offer
Your solicitor and the notary will need to see evidence that you can complete the purchase. If you’re using a mortgage, a formal offer from a Spanish lender is standard.
Power of attorney (optional but practical)
If you can’t be in Spain for every step, a Spanish-registered power of attorney allows a solicitor or legal representative to act on your behalf. Many international buyers find this significantly simplifies the process.
| Document | Required for | How to obtain |
|---|---|---|
| NIE number | All legal and financial transactions | Spanish police station, consulate or legal rep |
| Spanish bank account | Funds transfer, paying taxes | Spanish bank in person or online (some banks) |
| Valid passport | All stages | Your home country passport office |
| Proof of funds / mortgage | Reservation, exchange, completion | Bank statement or formal mortgage offer |
| Power of attorney | Acting remotely | Spanish notary or via UK notary with apostille |
Buying property in Spain through a company
You can buy property in Spain through a company, and this approach suits some investors – particularly those with multiple properties or complex tax situations. However, it’s worth understanding what this route does and doesn’t offer before assuming it will save you money.
One reason some buyers have historically chosen the company route is the potential to sell shares in the holding company rather than the property itself, which used to be treated differently for tax purposes. Spanish law has since been updated to close that approach, and share transfers are now generally taxable in the same way as property transfers where the underlying assets are primarily real estate.
Company ownership can also bring additional costs: imputed income tax on non-residents, potential wealth tax exposure and, for offshore structures, a special annual levy. For most buyers purchasing a residential property, buying in your personal name is usually simpler and more cost-effective.
Even after Brexit, UK buyers can still purchase Spanish property through a UK limited company, and a Spanish subsidiary is another option. Whichever route you’re considering, speak to a qualified Spanish property tax adviser before making any decisions. What works well for a commercial investor may not work for a holiday home purchase.
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 with sufficient passive income who won’t be working in Spain. This is a popular route for retirees, but it’s important to know that remote working – including for a foreign employer – is not permitted on this visa. If you plan to carry on working from Spain, even for a UK or US company, you’ll need a different route.
- Digital nomad visa – designed for remote workers and freelancers with clients or employers outside Spain. Income requirements are higher than for the non-lucrative visa, but it allows you to work legally and comes with a favourable flat-tax option for the first six years.
What are the rules for UK and US buyers?
UK buyers: since Brexit, UK citizens are considered non-EU nationals when buying in Spain. You can still purchase property with no restrictions, but you’ll need a visa to live there long-term. Without one, the 90/180-day rule means you can spend up to 90 days in any 180-day period in Spain.
One thing worth knowing: since Brexit, UK buyers purchasing rural land in certain coastal or border areas may need additional authorisation from the Spanish Ministry of Defence. This doesn’t apply to most residential or urban properties, but if you’re looking at rural plots – particularly in the Balearics, the Galician coast or parts of southern Spain – your solicitor should check the land’s classification early.
US buyers: the process is broadly the same. 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.
What’s changed for buyers in 2025 and 2026
The Spanish property landscape has shifted in a couple of important ways recently, and it’s worth being aware of both.
Spain’s golden visa – which offered residency to non-EU buyers who spent €500,000 (£420,000) or more on property – was abolished in April 2025. This is worth being clear about: it affects residency rights only. It has no bearing on your right to buy property in Spain, which remains open to all nationalities with no minimum spend.
What the golden visa closure means in practice is that there is no longer a straightforward route to Spanish residency through property investment alone. If you were planning to use a high-value purchase to fast-track a residency application, that option is gone. The non-lucrative visa, digital nomad visa and other legal routes remain available, but none of them are triggered automatically by property ownership.
For the majority of buyers – those purchasing a holiday home or investment property with no immediate intention of relocating – the golden visa closure changes very little. You can still buy freely, rent the property out and visit within the 90-day rule, exactly as before.
The EU’s new Entry/Exit System has also been fully operational since April 2026. Rather than passport stamps, the system now records biometric data – fingerprints and a facial scan – when non-EU travellers cross Schengen borders. It doesn’t change the 90/180-day limit or what you’re allowed to do in Spain, but it does mean border crossings are tracked digitally. You’ll have your biometrics taken on your first visit if you haven’t already.
A pre-travel authorisation called ETIAS is expected to launch later in 2026, requiring UK and US visitors to register online before travelling to any Schengen country. It will be valid for three years and is likely to cost in the region of €20, though the final fee is still being confirmed. Keep an eye on the official EU travel website for updates.
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
No. You don’t need to live in Spain or hold residency to purchase property. Many buyers own Spanish homes while remaining tax residents in the UK or elsewhere. Residency only becomes relevant if you want to spend more than 90 days in any 180-day period in Spain – at that point, you’ll need to apply for a visa. Property ownership doesn’t grant residency rights or extend your permitted stays.
The essentials are an NIE number (Número de Identificación de Extranjero), a valid passport, a Spanish bank account and proof of funds or a mortgage offer. If you won’t be in Spain for every step of the process, a Spanish power of attorney allows a solicitor to act on your behalf. Your NIE is the most time-sensitive item – apply for it as early as possible, either through the Spanish consulate in your home country or via a legal representative in Spain.
Owning property doesn’t affect your permitted stays. Non-EU nationals, including British citizens, can spend up to 90 days in any 180-day period in Spain under Schengen rules – whether they own property or not. The EU’s Entry/Exit System, now fully operational, records border crossings digitally, making it straightforward for authorities to track time spent in the Schengen area. If you want to stay longer, you’ll need a residency visa such as the non-lucrative or digital nomad visa. Property ownership can support an application by demonstrating a fixed address, but it doesn’t override immigration rules.
There are no confirmed plans to change this. The 90/180-day limit is a Schengen-wide rule, not a Spanish-specific one, and any change would require agreement at a European level. Political discussions around mobility agreements continue, but it’s sensible to plan on the basis that the rule will remain. A Spanish residency visa is currently the only reliable route to longer stays.
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