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Everything you need to know before buying real estate is included in our Spain Property Pack
As of June 2025, Spain has ended its Golden Visa program for real estate investments, fundamentally changing how foreigners can obtain residency through property purchases. While buying property in Spain remains completely legal for foreigners, the path to citizenship now requires alternative investment routes worth millions of euros or traditional residency pathways that take a decade to complete.
If you want to go deeper, you can check our pack of documents related to the real estate market in Spain, based on reliable facts and data, not opinions or rumors.
Foreigners can freely buy property in Spain but the Golden Visa route via real estate ended in April 2025, requiring alternative investments of €1-2 million for residency.
The traditional path to Spanish citizenship now takes 10 years of continuous legal residence, with language and cultural integration tests required.
| Investment Route | Minimum Amount | Status (June 2025) |
|---|---|---|
| Real Estate | €500,000 | CLOSED (April 2025) |
| Government Bonds | €2,000,000 | OPEN |
| Spanish Company Shares | €1,000,000 | OPEN |
| Bank Deposit | €1,000,000 | OPEN |
| Business Project | No fixed minimum | OPEN (approval required) |
| Traditional Residency | N/A | 10 years to citizenship |
What are the current legal ways to buy real estate in Spain as a foreigner?
Foreigners can legally purchase any type of real estate in Spain without restrictions, including residential properties, commercial buildings, and land.
The primary requirement is obtaining an NIE (Número de Identificación de Extranjero), which is a foreigner identification number necessary for all fiscal transactions in Spain. You must present this NIE when signing the property purchase contract and registering the property in your name.
The purchase process involves several key steps: securing financing pre-approval if needed, hiring a qualified Spanish lawyer to conduct due diligence on the property, obtaining a property valuation, and ensuring all taxes and fees are properly calculated. Your lawyer will verify that the property has clear title, no outstanding debts, and complies with all building regulations.
Transaction costs typically range from 10-15% of the property value, including transfer tax (6-10% depending on the region), notary fees (0.1-0.5%), registration fees (0.1-0.3%), and legal fees (1-2%). Foreign buyers should also budget for ongoing costs like property tax (IBI), which averages 0.4-1.1% annually of the cadastral value.
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Is there a Golden Visa program in Spain that allows residency through property investment?
No, as of April 3, 2025, Spain has completely abolished the Golden Visa route through real estate investment.
The Spanish government ended this program that previously allowed non-EU foreigners to obtain residency by purchasing property worth €500,000 or more. This decision was made to address housing affordability concerns and reduce speculative investment in the Spanish property market.
A transitional period allowed applications under the old rules until April 30, 2025, but after this date, the real estate route is permanently closed. Existing Golden Visa holders who obtained their permits before the closure can still renew their permits as long as they maintain their property investment and meet other requirements.
This means that buying property in Spain, regardless of the amount, no longer provides any pathway to Spanish residency or citizenship through investment programs. Foreign property buyers must now pursue alternative residency routes if they wish to live in Spain long-term.
What is the minimum investment required to qualify for the Spanish Golden Visa via real estate?
The Spanish Golden Visa via real estate investment no longer exists, making this question obsolete as of April 2025.
Previously, the minimum investment was €500,000 in Spanish real estate, but this route has been permanently discontinued. Foreign investors who were in the process of applying had until April 30, 2025, to submit their applications under the old system.
Current Golden Visa holders who obtained residency through real estate investment before the program's closure can continue to renew their permits by maintaining their €500,000 property investment. However, no new applications are accepted through this route.
For new applicants seeking Spanish residency through investment, alternative Golden Visa routes require significantly higher minimum investments: €2,000,000 in Spanish government bonds, €1,000,000 in Spanish company shares, or €1,000,000 in bank deposits at Spanish financial institutions.
Are there other types of investments besides real estate that can grant residency or citizenship in Spain?
Yes, Spain still offers several investment routes for obtaining residency, though the minimum amounts are substantially higher than the former real estate option.
The available Golden Visa investment options include Spanish government bonds with a minimum investment of €2,000,000, shares in Spanish companies requiring €1,000,000, and bank deposits in Spanish financial institutions also requiring €1,000,000. These investments must be maintained throughout the residency period and renewals.
Business projects represent another viable route with no fixed minimum investment amount, but projects must demonstrate job creation, significant socio-economic impact, or contributions to technological innovation. The Spanish authorities evaluate each business proposal individually, considering factors like employment generation, tax revenue potential, and strategic importance to the Spanish economy.
Additionally, Spain offers an Entrepreneur Visa for individuals starting innovative businesses, requiring a viable business plan and a deposit of €31,752 for the main applicant, plus additional amounts for family members. This route focuses on startups and innovative projects rather than passive investments.
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What are the exact steps to apply for the Golden Visa or any other investor residency permit?
The application process for Spain's investor residency permits follows a structured sequence that typically takes 2-4 months to complete.
First, choose your investment route from the available options: government bonds (€2,000,000), company shares (€1,000,000), bank deposits (€1,000,000), or business projects. Once you've made your qualifying investment, gather comprehensive proof including property deeds, bank certificates, or investment statements from regulated Spanish institutions.
Next, obtain your NIE (Foreigner Identification Number) from a Spanish consulate or in Spain, then open a Spanish bank account and demonstrate sufficient funds to support yourself and any dependents. The Spanish authorities require proof of €2,150 monthly income for the main applicant plus €538 for each additional family member.
Prepare your documentation package including a valid passport, proof of investment, clean criminal record certificate from your home country (apostilled), private or public health insurance covering Spain, and proof of sufficient financial means. Submit your application to the Large Enterprises Unit (Unidad de Grandes Empresas - UGE) in Spain or the Spanish consulate in your home country.
The Spanish authorities typically respond within 20 days, with automatic approval if no response is provided within this timeframe. Upon approval, collect your residence permit in Spain and register with local authorities within 30 days of arrival.
Can I include my spouse and children in the application, and what are the specific requirements for them?
Yes, Spanish Golden Visa applications allow you to include immediate family members who receive the same residency rights as the main applicant.
Eligible family members include your spouse or legally recognized partner, dependent children of any age (provided they are financially dependent and unmarried), and dependent parents who rely on you financially. Each family member receives an individual residence permit with the same validity period and renewal conditions as the main applicant.
Family members must provide specific documentation: marriage certificates or partnership registration for spouses, birth certificates for children, and proof of financial dependence for adult children and parents. All family members need clean criminal record certificates from their country of residence and private health insurance covering Spain.
The main applicant must demonstrate additional financial capacity for each family member, specifically an extra €538 monthly income per dependent. Family members can apply simultaneously with the main applicant or submit their applications after the primary Golden Visa is approved, though simultaneous applications are generally more efficient and cost-effective.
How long is the residence permit valid for under the Golden Visa, and can it be renewed?
The initial Spanish Golden Visa residence permit is valid for 2 years from the date of issuance.
After the initial 2-year period, the permit can be renewed for 5-year periods, provided you maintain your qualifying investment and visit Spain at least once during each permit's validity period. There is no requirement to spend a minimum number of days per year in Spain, making this one of the most flexible residency programs in Europe.
Renewal applications must be submitted before the current permit expires, typically 60-90 days in advance. You must demonstrate that your investment remains active and above the minimum threshold, maintain valid health insurance, and have no criminal record in Spain or your home country.
Family members' permits follow the same renewal schedule as the main applicant's permit. The renewal process usually takes 20-45 days, and the new permit is valid from the expiration date of the previous one, ensuring continuity of legal residence status throughout the renewal process.
Is there a clear and direct path from residency to permanent residency and then to Spanish citizenship?
Yes, Spain provides a clear pathway from Golden Visa residency to permanent residency and ultimately to citizenship, though the timeline is longer than some other European countries.
After 5 years of continuous legal residence in Spain while maintaining your investment, you become eligible for permanent residency (long-term EU resident status). This permanent residency removes the need to maintain your original investment and provides greater security and rights within Spain and the EU.
Spanish citizenship becomes available after 10 years of continuous legal residence for most nationalities. However, citizens from Latin American countries, Andorra, the Philippines, Equatorial Guinea, Portugal, or those of Sephardic origin can apply for citizenship after just 2 years of residence.
The citizenship application requires passing a Spanish language test (DELE A2 level) and a test on Spanish culture and society (CCSE). You must also demonstrate integration into Spanish society and have no serious criminal record. The process typically takes 1-3 years from application to approval, making the total timeline from initial Golden Visa to citizenship approximately 11-13 years for most applicants.
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How many years must I reside in Spain before I can apply for citizenship, and are there conditions like language or integration tests?
Most foreign residents must complete 10 years of continuous legal residence in Spain before applying for citizenship.
During these 10 years, you cannot be absent from Spain for more than 6 consecutive months in any single year, and total absences cannot exceed 2 years over the entire period. The Spanish authorities strictly monitor these requirements through passport stamps, residence registrations, and tax filings.
Citizenship applicants must pass two mandatory tests: the DELE A2 Spanish language proficiency exam and the CCSE (Conocimientos Constitucionales y Socioculturales de España) test covering Spanish history, culture, and constitutional knowledge. Both tests are administered by official Spanish institutions and cost approximately €100-150 each.
Additional requirements include demonstrating good civic conduct (no serious criminal record), proving integration into Spanish society through employment, community participation, or family ties, and renouncing your previous nationality unless you're from a country that allows dual citizenship with Spain. Citizens from Latin American countries, Andorra, the Philippines, Equatorial Guinea, and Portugal benefit from a reduced 2-year residency requirement.
What are the requirements and steps if I want to apply through the business or startup investment route instead?
The Spanish Entrepreneur Visa offers an alternative to the traditional Golden Visa routes, focusing on innovative business projects rather than passive investments.
Your business plan must demonstrate innovation, job creation potential, or significant socio-economic impact on the Spanish economy. The project should contribute to technological advancement, scientific research, or innovative business models. Spanish authorities particularly favor projects in technology, renewable energy, biotechnology, and digital innovation sectors.
Financial requirements include a minimum deposit of €31,752 for the main applicant, plus €7,938 for the spouse and €3,969 for each dependent child. You must also prove sufficient funds to support your business operations for at least the first year, typically requiring €50,000-100,000 in additional capital depending on your business model.
The application process involves submitting your business plan to ENISA (Empresa Nacional de Innovación) for evaluation, providing proof of professional qualifications or relevant business experience, demonstrating clean criminal background, and securing health insurance coverage. ENISA's approval typically takes 2-3 months, after which you can apply for the residence permit through Spanish consulates or the Large Enterprises Unit.
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Have people actually succeeded with this route to citizenship, and what were the key lessons or mistakes from real stories?
Yes, thousands of investors have successfully obtained Spanish residency and citizenship through the Golden Visa program, particularly during its active years from 2013-2025.
Successful applicants consistently emphasize the importance of professional legal guidance throughout the process. Many hired specialized immigration lawyers who understand both the investment requirements and the long-term citizenship pathway, avoiding costly mistakes in documentation and timing.
Key success factors include maintaining detailed records of all Spain visits and residence periods, keeping investment documentation current and accessible for renewals, and starting the citizenship preparation process early by learning Spanish and integrating into local communities. Successful citizenship applicants often joined local organizations, established business connections, or enrolled in Spanish language courses years before their eligibility date.
Common mistakes that delayed or derailed applications include failing to maintain the minimum investment amount throughout the residency period, inadequate documentation of residence periods leading to citizenship delays, and underestimating the language and cultural integration requirements. Several applicants also made the error of assuming that property ownership alone would lead to citizenship, without understanding the additional residency and integration requirements.
What are the common reasons why Golden Visa or investment-based citizenship applications fail in Spain?
Documentation errors represent the most frequent cause of Spanish Golden Visa application failures, affecting approximately 40% of rejected applications.
Incomplete or incorrect documentation includes improperly apostilled criminal background checks, insufficient proof of investment sources, expired health insurance policies, and inadequate financial documentation. Many applicants underestimate the Spanish authorities' thorough verification process, leading to rejections when documents don't meet exact specifications.
Investment-related failures occur when applicants cannot prove the legal source of their funds, make investments below the required thresholds, or use investment vehicles that don't qualify under Spanish regulations. Some applicants incorrectly assume that investments made through certain offshore structures or cryptocurrency conversions meet the program requirements.
Background and security issues cause additional rejections, including undisclosed criminal records, connections to sanctioned individuals or entities, or involvement in money laundering investigations. The Spanish authorities conduct comprehensive background checks that often reveal information applicants thought was private or irrelevant to their application.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The Spanish real estate landscape has fundamentally changed with the end of the Golden Visa program for property investment.
While foreigners can still freely purchase property in Spain, the path to citizenship now requires either substantial alternative investments or a decade-long traditional residency process with language and integration requirements.
Sources
- My Spanish Residency - Buying House Spain
- Get Golden Visa - Ultimate Guide Spain
- Get Golden Visa - Spain Program Ending
- Investment Visa - Spain Golden Visa Alternatives
- Echeverria Abogados - Golden Visa Abolished
- Wise - Spain Golden Visa Guide
- My Spanish Residency - Golden Visa
- Lawants - Spain Investment Visa
- Global Residence Index - Spain Investor Residency
- Immigrant Invest - Spain Golden Visa Pros and Cons