18. marzo 2026
Legal Guide: Foreigners Buying Property in Spain 2026 | Mario Premium | Property Services
ARTÍCULO 1 — COSTA BLANCA SUR · MARZO 2026
Can You Buy Property in Spain as a Foreigner? YES. Without Restrictions.
Spanish legislation explicitly allows foreigners from any country to acquire real estate, according to Article 33 of the Spanish Constitution and Law 29/1994 on Urban Rentals (BOE-A-1994-26003).
2025 Official Data: Foreign buyers completed 64,247 property transactions, representing 13.2% of all purchases in Spain, an increase of 6.8% compared to 2024.
📚 Source: College of Property Registrars - Real Estate Registry Statistics, December 2025
TABLE OF CONTENTS
- NIE: Foreign Identification Number
- Spanish Bank Account
- Property Purchase Taxes
- Notary, Registry, and Agency Fees
- 90-Day Purchase Process
- Foreigner Rights = Spanish Rights
- Mortgage Financing for Foreigners
- Golden Visa Spain
- Brexit: British Buyers in Spain
- Annual Property Ownership Costs
1. NIE: NÚMERO DE IDENTIFICACIÓN DE EXTRANJERO (FOREIGN IDENTIFICATION NUMBER)
What is the NIE?
The NIE is your Spanish tax identification number, mandatory for all significant financial transactions: property purchases, opening bank accounts, signing contracts.
📜 Legal basis: Organic Law 4/2000 on Rights and Freedoms of Foreigners (BOE-A-2000-544)
⚠️ IMPORTANT: The NIE is NOT a residence permit. It is only tax identification. It does NOT grant you the right to reside in Spain beyond standard tourist permissions (90 days per 180 days for non-EU citizens under Schengen rules).
Types of NIE
TEMPORARY NIE (Non-Residents):
- For: Investors, second-home buyers, those who do NOT live in Spain 183+ days/year
- Validity: 3 months from issue (must complete purchase within this period)
- Form: EX-15
RESIDENT NIE (TIE Card):
- For: Those living permanently in Spain
- Automatically assigned when obtaining residency
- Appears on Foreign Identity Card (Tarjeta de Identidad de Extranjero)
How to Obtain the NIE
📍 OPTION 1: FROM SPAIN (in person)
- Book appointment: Foreign Office Appointment Portal
- Attend National Police Station with Foreign Office
- Present:
- Completed Form EX-15
- Original passport + copy
- Economic justification (pre-contract, deposit paid, letter of intent)
- Fee €10-15 paid (Form 790 Code 012)
Timeframe: Same day (you receive NIE immediately)
📍 OPTION 2: FROM YOUR COUNTRY (consulate)
- Request appointment at Spanish Consulate
- Same documents as option 1
- Timeframe: 1-4 weeks depending on consulate
📍 OPTION 3: BY POWER OF ATTORNEY
- Grant notarial power of attorney to lawyer/agent in Spain
- Your legal representative processes NIE for you
- Useful if you cannot travel to Spain
📚 Official sources:
2. SPANISH BANK ACCOUNT
Is it Mandatory?
NOT legally required, but HIGHLY recommended because:
✅ Tax payments (ITP/VAT) must be made from Spanish account
✅ Transfer purchase price to seller
✅ Direct debit utilities (electricity, water, gas)
✅ IBI payment (Property Tax) annual
✅ Facilitates mortgage process (if applying for financing)
Required Documentation
- Original passport
- NIE (essential)
- Proof of address (in your country or Spain)
- Some banks: proof of income
Banks working with foreigners:
- CaixaBank (HolaBank programme for expatriates)
- Santander
- BBVA
- Banco Sabadell
📚 Source: CaixaBank - Buying property as a foreigner
3. PROPERTY PURCHASE TAXES
⚠️ SELF-ASSESSMENT SYSTEM: You calculate, declare and pay your own taxes. The Tax Agency will NOT send you an invoice.
RESALE PROPERTY (purchase from individual)
ITP - Property Transfer Tax
📍 VALENCIAN COMMUNITY (Alicante, Murcia border):
Until 31 May 2026:
- General rate: 10%
- Properties >€1,000,000: 11%
From 1 June 2026: [TAX REDUCTION]
- General rate: 9%
- Properties >€1,000,000: 11%
Special reduced rates:
- Under 35 years (primary residence <€180,000): 6%
- Under 40 years (primary residence): 4%
- Large/single-parent families (<€180,000): 4%
- Large/single-parent families (<€180,000): 3%
📜 Legal basis: Law 5/2025 Valencian Community
📊 Source: Valencian Tax Agency
Payment deadline: 30 working days from notary signing
Form: 600 (Valencian Regional Government)
NEW BUILD PROPERTY (purchase from developer)
VAT: 10% (general rate)
+ AJD (Stamp Duty): 1.5%
= TOTAL: 11.5%
📜 Legal basis: Law 37/1992 on VAT (BOE-A-1992-28740)
REAL CALCULATION EXAMPLE - Valencian Community
Resale apartment: €200,000
- ITP (10%): €20,000
- Total taxes: €20,000
New build apartment: €200,000
- VAT (10%): €20,000
- AJD (1.5%): €3,000
- Total taxes: €23,000
📚 Sources:
4. NOTARY, REGISTRY, AND AGENCY FEES
NOTARY (Public Deed of Sale)
- Cost: 0.2%-0.5% property price
- Typical range: €600-1,000
- Regulated by: Royal Decree 1426/1989 (fixed fees)
All notaries charge the same for the same service (official tariff).
📚 Source: Official notary fees
LAND REGISTRY
- Cost: 0.1%-0.25% property price
- Typical range: €400-700
- Regulated by: Royal Decree 1427/1989
⚠️ Registration is NOT mandatory, but HIGHLY recommended:
✅ Maximum legal protection as owner
✅ Necessary to sell/mortgage in future
✅ Public registry faith (irrefutable proof of ownership)
AGENCY (Optional)
- Cost: €300-600
- Processes: tax settlement, registry submission, administrative procedures
If buying without mortgage: optional
If buying with mortgage: bank imposes their agency
COST SUMMARY TABLE - Example €200,000 (Resale, Valencian Community)
💰 REAL BUDGET NEEDED: €221,700 (price + costs)
📚 Sources:
5. PURCHASE PROCESS: 90 DAYS STEP BY STEP
DAY 1-7: RESERVATION
- Deposit: €3,000-6,000 (recoverable under conditions)
- Blocks property whilst you process documentation
DAY 8-30: DOCUMENTATION
- Obtain NIE (if you don't have one)
- Open Spanish bank account
- Request simple note from Land Registry (verify charges)
- Legal due diligence (lawyer recommended)
DAY 15-30: DEPOSIT CONTRACT (ARRAS)
- Payment: 10% price (typical)
- Before notary (optional but recommended)
- Binding for both parties
DAY 30-60: FINANCING (if applicable)
- Mortgage application
- Official property valuation
- Bank approval
DAY 60-90: SIGNING DEEDS
- Before notary
- Final price payment
- Key handover
- IMPORTANT: Property transfers IMMEDIATELY upon signing (although registry takes 4-8 weeks)
POST-SIGNING:
- Tax payment (30 working days)
- Land Registry registration (1-2 months)
- Utility activation (electricity, water, gas)
📚 Source: Complete purchase process guide
6. FOREIGNER RIGHTS = SPANISH RIGHTS
Foreigners and Spanish citizens have EXACTLY the same rights to:
✅ Buy any type of property (urban, rural)
✅ Unlimited number of properties
✅ Apply for mortgage
✅ Rent property (long/short term)
✅ Sell property
✅ Inherit/donate property
ONLY difference: NIE required for foreigners (Spanish use DNI)
7. MORTGAGE FINANCING FOR FOREIGNERS
YES, it's possible for foreigners (myth: "cash only")
Requirements:
- NIE
- Payslips/tax returns 2 years
- Guarantor (sometimes)
Conditions:
- LTV (Loan to Value): 60-70% for non-residents (vs 80% residents)
- Interest: +0.5%-1% vs residents
- Term: Up to 25-30 years
- Maximum age: 75 years at mortgage end
Banks financing foreigners:
- BBVA
- Sabadell
- CaixaBank
- Santander
Example:
Purchase €250,000 → Deposit €75,000-100,000 → Mortgage €150,000-175,000
📚 Sources:
8. GOLDEN VISA SPAIN
Investment ≥€500,000 in real estate = 2-year renewable residency
Benefits:
✅ Does NOT require living in Spain (visit once/year sufficient)
✅ Extendable to family (spouse, children <18 years, dependent parents)
✅ Work permitted in Spain
✅ Path to citizenship (10 years residency)
📜 Legal basis: Valid 2026 (no legislative changes expected)
📚 Source: Ministry of Interior - Golden Visa
9. BREXIT: BRITISH BUYERS IN SPAIN
British citizens can continue buying properties under the SAME conditions as before Brexit.
Only difference:
- Non-Resident Income Tax: 24% (vs 19% EU citizens)
10. ANNUAL PROPERTY OWNERSHIP COSTS
Budget for €200,000 property owner:
📚 COMPLETE OFFICIAL SOURCES
Legislation:
- BOE - Official State Gazette: www.boe.es
- Organic Law 4/2000 Foreigners: BOE-A-2000-544
- Law 37/1992 VAT: BOE-A-1992-28740
Official bodies:
- Ministry of Justice: www.mjusticia.gob.es
- Tax Agency: www.agenciatributaria.es
- Valencian Tax Agency: atv.gva.es
- Land Registry: www.registradores.org
Statistical data:
- College of Registrars - Registry Statistics: www.registradores.org
- INE - National Statistics Institute: www.ine.es
NEED PERSONALISED ADVICE?
At Mario Premium, we've advised over 200 international buyers on their Costa Blanca property purchases.
Free initial consultation:
- NIE process guidance
- Tax calculation for your specific case
- Purchase process timeline
- Property recommendation based on your profile
📧 Email: servicios@mariopremium.es
📱 Phone: +34 613 53 51 25
📍 Office: C/ Comunidad Castellano-Manchega, 23 – 03190 Pilar de la Horadada, Alicante
Languages: English, Spanish, Dutch, Polish
PUBLISHED: 18 March 2026 | UPDATED: 18 March 2026
AUTHOR: Mario Premium Legal Team
CATEGORY: Legal Guides
SHARE THIS ARTICLE:
Facebook | WhatsApp | Email
