No restrictions on foreign buyers
Spain imposes no restrictions based on nationality. Citizens of the EU and of other countries can acquire property on the same terms as Spaniards, with no limit on the number of homes and no obligation to live in Spain. You obtain full ownership, not a long lease or right of use.
The only formal requirement is tax identification through the NIE (número de identidad de extranjero). From then on, the purchase proceeds much as it would for a Spanish buyer.
The steps at a glance
- Apply for your NIE, at a Spanish consulate in your country or in Spain, in person or through an attorney.
- Open a Spanish bank account. Not compulsory, but practical for the deposit, taxes and running costs, and usually required for a mortgage.
- Instruct an independent lawyer, separate from the seller and the agent. They check title, charges, licences, arrears owed to the owners' association and the planning position.
- Reserve the property with a reservation contract and a small deposit.
- Sign the arras, the preliminary purchase contract, usually with a 10 per cent deposit. If the buyer withdraws, the deposit is lost; if the seller withdraws, they repay double.
- Sign the deed before the notary, pay the balance and receive the keys.
- Pay the taxes and register the property in the Land Registry; then transfer utilities, the IBI (municipal property tax) and community charges into your name.
Without a mortgage, a purchase can be completed in an indicative four to eight weeks; with financing it takes a little longer. The full process is described on our buying process page. If you cannot travel to Spain yourself, read buying remotely.
Purchase costs
Purchase taxes are the same for foreigners as for Spaniards. They depend on the type of property, not your nationality (as of 2026, without guarantee):
- Resale property: transfer tax (ITP) of 7 per cent in Andalusia.
- New build: VAT (IVA) of 10 per cent plus stamp duty (AJD) of around 1.2 per cent.
On top come the notary, the Land Registry, your lawyer (indicatively around 1 per cent plus VAT) and, with a mortgage, the valuation. In total, allow an indicative 9 per cent on top of the purchase price for a resale property and around 13 per cent for a new build. The overview is on our costs page.
The 100 per cent tax: a proposal, not law
In early 2025 the Spanish government announced an additional 100 per cent tax on home purchases by non-residents from outside the EU. The proposal was tabled in parliament in 2025 but, at the time of writing, had not become law. It would apply only to non-EU non-residents and to resale homes; new build bought from a developer would be exempt. For buyers from the EU the proposal is therefore not relevant. Check the current position before you buy.
Mortgages, residence and taxes after purchase
Spanish banks also lend to non-residents, but usually up to around 60 to 70 per cent of the value, compared with up to 80 per cent for residents. You will therefore need a larger deposit. The bank assesses your income, credit history and the valuation, and asks for documents from your country, often translated and apostilled. See financing.
Buying and residing are separate matters. You do not need to be resident to buy, and buying does not confer a right of residence: the residence permit based on property investment was abolished in April 2025.
If you are not tax resident in Spain, you file an annual non-resident income tax (IRNR) return via Modelo 210, even if the property is not let. The tax authorities then apply deemed income.
| Your situation | On purchase | Annually (as of 2026) |
|---|---|---|
| Spanish tax resident | Same taxes | No IRNR; Spanish income tax (IRPF) |
| Non-resident from the EU/EEA | Same taxes | IRNR at 19% on actual or deemed income |
| Non-resident from outside the EU | Same taxes | IRNR at 24% on actual or deemed income |
Every owner also pays the IBI, the refuse charge, community fees and utilities. If you plan to let, first read holiday letting or long-term rental. Seek advice on your tax position from an independent tax adviser.
Common mistakes
- Not instructing an independent lawyer and relying on the seller.
- Underestimating the additional costs (roughly 9 to 13 per cent).
- Forgetting the annual non-resident return, even when the property is not let.
- Deciding on the basis of headlines rather than the rules in force.
- Ignoring currency risk if your income is not in euros.
How CostaVista can assist
CostaVista assists buyers from the Netherlands, Belgium, Germany and the United Kingdom throughout the process: from a shortlist that fits your budget and tax situation to coordination with an independent lawyer, financing and your obligations as an owner. Browse our properties or contact us.
General information, as of October 2026. This is not legal, tax or financial advice; for your own situation, consult an independent specialist.