Can Foreigners Buy Property in Spain?
Yes — Spain places no restrictions on foreign property ownership. Citizens from the EU, UK, US, Canada, and virtually every other country can purchase residential, commercial, or rural property with the same rights as Spanish nationals.
There is no special license, permit, or approval needed. Foreign buyers have identical property rights to Spanish citizens — including the right to sell, rent, inherit, or mortgage the property freely.
The process is straightforward but involves several bureaucratic steps that differ from most other countries. Having a clear roadmap before you start will save you weeks of delays and potentially thousands of euros.
Step 1: Get Your NIE Number
The NIE (Número de Identidad de Extranjero) is your foreigner tax identification number. You cannot buy property, open a bank account, or sign contracts in Spain without one.
NIE processing can take 2–6 weeks depending on where you apply. Start this before you even begin viewing properties — it's the single biggest bottleneck in the buying timeline.
You can apply at a Spanish consulate in your home country (recommended — takes 2–4 weeks) or in person at a police station in Spain (requires an appointment via the Sede Electrónica website, which can be difficult to secure during peak season).
- ✓Completed EX-15 form (download from Spanish government website)
- ✓Valid passport — original + photocopy of all pages
- ✓Proof of purpose (pre-agreement or lawyer's letter of intent)
- ✓Modelo 790 tax form + payment receipt (~€12)
- ✓Two passport-size photos (consulate applications only)
Step 2: Open a Spanish Bank Account
While not legally required, a Spanish bank account makes the buying process significantly smoother. Notaries and the Land Registry expect transfers from Spanish banks, and your mortgage (if applicable) will be managed through one.
| Feature | Traditional Bank | Alternative |
|---|---|---|
| Banks | CaixaBank, Santander, BBVA, Sabadell | N26, Wise, Revolut |
| Notary transfer | Preferred by notaries | May need extra verification |
| Mortgage support | Full mortgage services | No mortgage services |
| English service | Coastal branches yes | Full app in English |
| Monthly fees | €0–€15/month | Free / low-cost |
Bring your NIE, passport, proof of income (tax returns or payslips from the last 2 years), and proof of address from your home country. Some banks also ask for a reference letter from your current bank.
Step 3: Hire an Independent Lawyer
Never use the seller's lawyer or the estate agent's recommended lawyer without independent verification. Your lawyer must work exclusively in your interest.
Your lawyer should be fluent in your language and Spanish, registered with the local Colegio de Abogados, and experienced specifically in property conveyancing (not corporate law, not immigration — property).
- ✓Verifies the property's legal status at the Land Registry (Registro de la Propiedad)
- ✓Checks for debts, liens, mortgages, and embargos on the property
- ✓Confirms urban planning compliance with the PGOU
- ✓Reviews the community of owners' minutes for disputes or special assessments
- ✓Ensures the catastral reference matches the physical property
- ✓Handles the full signing process at the notary on completion day
Step 4: Property Search and Due Diligence
Once your NIE and bank account are set up, the actual property search begins. These are the critical documents your lawyer should obtain and review:
A Land Registry extract showing the current owner, description, and any charges or liens. Costs about €9 and takes 24–48 hours online. This is the single most important document in the buying process.
Check the Cadastre (Catastro) to verify the declared size and boundaries match reality. Discrepancies are common, especially with older properties, terraces, or extensions that may not have been officially registered.
Request a certificate from the community of owners confirming no outstanding debts. The new owner inherits the previous year's unpaid community fees by law.
Ask your lawyer to also check the town hall (Ayuntamiento) for any pending urban planning changes, expropriation orders, or demolition notices that could affect the property.
Step 5: Making an Offer and Reservation
In Spain, the typical buying sequence is: verbal offer → reservation contract → private purchase contract (contrato de arras) → completion at notary.
If you (the buyer) pull out, you lose your 10% deposit. If the seller pulls out, they must pay you double the deposit. This is governed by Article 1454 of the Spanish Civil Code.
Taxes and Closing Costs
Budget 10–13% on top of the purchase price for taxes and fees. Here's the full breakdown:
| Cost Item | Resale Property | Alternative |
|---|---|---|
| Main tax | ITP: 7% (Andalucía) / 10% (Valencia) | IVA: 10% + AJD: 1.5% |
| Notary | €600–€1,200 | €600–€1,200 |
| Land Registry | €400–€700 | €400–€700 |
| Legal fees | €1,500–€3,000 | €1,500–€3,000 |
| Mortgage valuation | €300–€500 (if applicable) | €300–€500 (if applicable) |
- Transfer Tax (ITP) is the biggest cost for resale — 7% in Andalucía, 10% in Valencia
- New-build pays 10% IVA + 1.5% stamp duty instead of ITP
- Since 2019, the bank pays most mortgage-related taxes
- Total closing costs: €30K–€52K on a €400K property
Completion: Signing at the Notary
The final step is signing the escritura pública (public deed) at a Spanish notary. Both buyer and seller (or their representatives via power of attorney) must be present.
The notary verifies identities, reads the deed aloud, confirms the payment, and witnesses the signing. The funds are typically transferred via banker's draft or confirmed wire transfer moments before signing.
After signing, your lawyer registers the deed at the Land Registry. Full registration takes 1–3 months, but you receive a provisional entry immediately that protects your ownership.
- ✓Transfer utility contracts (water, electricity, gas) to your name
- ✓Set up direct debit for IBI (council tax) at your bank
- ✓Set up direct debit for community fees
- ✓Get home insurance (building + contents)
- ✓File annual non-resident tax return (Modelo 210) if you don't live in Spain full-time
- ✓Register with the padrón (municipal register) if you'll be resident
You now own property in Spain. The keys are yours, the escritura is signed, and the Land Registry has your name. Welcome to the Mediterranean lifestyle.
