Non-Resident Buying
Buying Property in Spain as a Non-Resident
Non-residents can buy property in Spain, but face higher taxes and fees. Learn the real costs, legal steps, and how ownership relates to residency.
An Open Market, Different Rules
Can foreigners buy property in Spain without being a resident? Yes. Spain's property market is fully open to international buyers—EU citizens and non-EU nationals alike. There are no restrictions on what you can buy, where you can buy it, or how many properties you can own. Non-residents have exactly the same ownership rights as Spanish citizens. In practical terms, the purchase process is straightforward and well-established, with thousands of non-resident buyers completing transactions every year.
But here is the distinction that trips up most investors: property ownership and residency are entirely separate under Spanish law. Buying a home in Spain does not give you the right to live there, and you do not need to be a resident to own property. This matters because your residency status directly determines your tax obligations, ongoing costs, and long-term investment returns. Getting this wrong—assuming ownership grants residency, or underestimating non-resident tax obligations—is one of the most expensive mistakes a foreign property investor can make.
NIE Number
Your Spanish tax identification number. Required for all property transactions, bank accounts, and tax filings. Available to non-residents through Spanish consulates or local police stations.
Spanish Bank Account
Needed for mortgage payments, utility bills, and tax obligations. Most Spanish banks open accounts for non-residents with a valid NIE and passport.
Legal Representation
An independent lawyer (abogado) or tax advisor (gestoría) protects your interests. They verify property titles, manage contracts, and handle tax registration on your behalf.
None of these requirements demand Spanish residency. The NIE is a tax number, not a residency permit. A Spanish bank account is a practical tool, not a legal commitment to live in the country. And your lawyer works for you regardless of where you are based. For a full walkthrough of the purchase process, see our step-by-step buying guide. Note that Spain's Golden Visa programme—which once offered residency through a €500,000 property investment—is no longer available as a pathway to residency through property purchase alone.
The Real Cost of Non-Resident Ownership
Purchase costs are largely the same for residents and non-residents. Transfer tax runs 6–10% depending on the autonomous community, plus notary fees, registration fees, and legal costs—typically totalling 10–13% on top of the property price. Where non-resident ownership gets meaningfully more expensive is in ongoing annual obligations. Two taxes in particular hit non-residents harder: wealth tax and non-resident income tax.
On a €300,000 property generating €12,000 in annual rental income, the effective yield after taxes and fees drops to roughly 2%—well below what many investors initially project. Wealth tax is the key differentiator: it applies to the property's value regardless of whether it generates any income, and non-residents cannot claim the same exemptions available to residents. Non-resident income tax compounds this further—EU residents pay 19% on net income, while non-EU residents pay 24% on gross income with no deductible expenses. Use our buying costs calculator to model your specific numbers, and read our full costs and taxes guide for a detailed breakdown of every fee involved.
Does Buying Lead to Residency?
Property ownership alone does not grant residency in Spain. However, owning property can support other residency applications by demonstrating financial stability and ties to the country. The path depends entirely on your nationality and personal circumstances.
EU citizens already have the right to live in Spain under freedom of movement. No visa is needed, but you must register at your local town hall if staying longer than three months, providing proof of healthcare coverage and financial means. Property ownership is practical but not required. Non-EU citizens must qualify for a separate visa route—work visa, pensioner visa, entrepreneur visa, or family reunification—and property ownership can strengthen these applications without being sufficient on its own. Residency applications typically take three to six months, so align your property purchase with your residency timeline, not the other way around.
Non-Resident Buying Works When
Non-Resident Buying Is Risky When
The most costly mistakes non-resident investors make are confusing ownership with residency rights, underestimating ongoing tax obligations—particularly wealth tax—and failing to develop a residency strategy before purchasing. Currency risk is another significant factor for buyers not earning in euros, as exchange rate movements can erode returns or inflate costs unexpectedly. If you are considering a purchase, align your property search with your residency timeline. Read our residency guide for visa options, and consult our legal requirements guide for a full overview of buyer obligations.
Frequently Asked Questions
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