The full guide
Can foreigners buy property in Spain?
Yes. There are no restrictions on foreigners buying residential property in Spain. Buying a property doesn’t give you the right to live in Spain, though: the golden visa for property investors closed to new applications in April 2025, so non-EU buyers still need a visa such as the non-lucrative visa to move.
The buying process
| Stage | What happens |
|---|---|
| 1. Preparation | NIE, bank account, budget and mortgage approval |
| 2. Offer and reservation | A small reservation deposit takes the property off the market while your lawyer checks it |
| 3. Legal checks | Nota simple, licences, debts, community fees, planning issues |
| 4. Arras contract | Private contract with a deposit, usually 10% of the price |
| 5. Completion | Sign the public deed (escritura) at a notary and pay the balance |
| 6. After completion | Pay taxes, register the deed, transfer utilities |
Taxes and costs to budget for
| Cost | Typical amount |
|---|---|
| Transfer tax (ITP) on resale homes | About 6% to 10% by region: 6% in Madrid, 7% in Andalucía, 10% in Catalonia and Valencia; Catalonia rises to 11% and 13% above €1 million and €2 million |
| VAT (IVA) on new builds | 10%, plus stamp duty (AJD) of about 0.5% to 2% by region |
| Notary and registry | Usually under 1% combined |
| Lawyer | Often around 1% of the price |
| Mortgage costs | Valuation and any fees; most mortgage set-up costs are paid by the bank |
Regional rates and reductions change, so confirm the current figures for your region with your lawyer.
Mortgages for non-residents
Spanish banks lend to non-residents, usually up to 60% to 70% of the value, compared with up to 80% for residents. Expect to show income, tax returns and credit history from your home country.
Owning property in Spain
You’ll pay IBI (local property tax) every year, plus community fees in a building or development. Non-residents pay non-resident income tax each year on the property, even if it isn’t rented out, and on any rental income. Once you’re a tax resident, your home is taxed differently. Ask your lawyer about your situation.
Common mistakes
Using the seller’s lawyer. Your lawyer should work only for you.
Skipping the nota simple. It shows debts and charges attached to the property, which can pass to you.
Ignoring illegal extensions. Unlicensed builds and rural properties without proper licences are common problems.
Forgetting the extra costs. Budget for taxes and fees on top of the price.
Frequently asked questions
Can I still get a golden visa by buying property?
No. Spain closed the golden visa to new applications in April 2025.
How long does buying take?
Usually six to twelve weeks from accepted offer to completion, longer with a mortgage.
Can I buy remotely?
Yes, with a power of attorney signed at a Spanish notary or consulate, so your lawyer can sign for you.
