N.I.E. & Bank Accounts
Spanish N.I.E. Number & Bank Account: What You Need
A practical guide to obtaining your N.I.E. number and opening a Spanish bank account. Essential steps for buying property in Spain as a foreigner.
Paperwork is often the most confusing part of buying property in Spain. Two essentials that every international buyer needs to understand: the N.I.E. number and Spanish bank accounts. Here's what you actually need to know.
Many buyers believe they can skip these steps or handle them last minute. This leads to delays, missed deadlines, and unnecessary stress. The good news is that both processes are straightforward when you know what's required.
Whether you're buying a holiday home, investment property, or relocating permanently, this guide walks you through each step in plain English.
What Is a Spanish N.I.E. Number?
The Número de Identificación de Extranjero (N.I.E.) is a tax identification number assigned to foreigners in Spain. Think of it as your official identity for all financial and legal transactions in the country.
Everyone buying property in Spain needs an N.I.E.—regardless of nationality, residency status, or whether you plan to live there. It's not optional.
Property Purchase
Required at the notary to sign the deed and complete the sale
Taxes & Bills
Needed for IBI, utility contracts, and annual tax returns
Bank Accounts
Spanish banks require your N.I.E. to open any account
Other Transactions
Buying a car, mobile phone contract, or insurance
How to Apply for a N.I.E. Number
You can apply for an N.I.E. in Spain or at a Spanish consulate in your home country. Each method has advantages.
Applying in Spain: Visit a police station with a foreigners' office (Oficina de Extranjeros) or a National Police station. You'll need to book an appointment online through the Spanish government's appointment system. Bring your passport, completed EX-15 form, and proof of why you need the N.I.E. (such as a preliminary property contract).
Applying abroad: Contact your nearest Spanish consulate. Processing typically takes 2–4 weeks, sometimes longer. This route works well if you want everything ready before your property search begins.
Many buyers appoint a lawyer or gestor to handle the application on their behalf using a power of attorney. This adds a small cost but saves considerable time and hassle.
Spanish Bank Accounts for Property Buyers
While not strictly mandatory for purchase completion, a Spanish bank account makes buying property significantly easier. Most sellers and notaries expect payment from a Spanish account, and it's essential for managing ongoing costs.
What Your Spanish Account Handles
- Purchase payments: Deposit, completion funds, and notary fees
- Property taxes: IBI (council tax) direct debits
- Utilities: Electricity, water, and gas payments
- Community fees: Monthly urbanisation charges
- Insurance: Home and contents policies
Without a Spanish account, you'll face constant international transfer fees and complications setting up direct debits.
Resident Account
Non-Resident Account
Most international buyers start with a non-resident account. You can convert it to a resident account later if your status changes. Major Spanish banks like Sabadell, CaixaBank, and Santander all offer non-resident services, though some branches are more experienced with foreign clients than others.
Documents Needed and Common Problems
Bank Account Documents
Spanish banks have strict anti-money laundering requirements. Expect to provide:
- Valid passport (bring the original)
- N.I.E. number (certificate or document)
- Proof of address in your home country
- Proof of income or employment (payslips, pension statement, or tax return)
- Reason for opening the account (property purchase contract helps)
When to Ask an Expert
Most buyers can handle the N.I.E. and bank account process themselves with proper preparation. However, professional help makes sense when:
- You have limited time in Spain
- Language barriers feel overwhelming
- Your situation is complex (business ownership, multiple nationalities)
- You want everything ready before property viewings
A good Spanish property lawyer can manage your N.I.E. application, recommend banks familiar with foreign buyers, and coordinate the timing with your purchase. This typically costs €100–200 but saves multiple trips and considerable stress.
The key is starting early. Don't leave these essentials until you've found a property—by then, you're under time pressure and appointments become urgent rather than convenient.
Free Expert Advice
Questions About Your N.I.E. or Bank Account?
Every buyer's situation is different. Our panel of legal and property experts can answer your specific questions about documentation, timing, and requirements—completely free.
Ask Our Experts
