Authored by the expert who managed and guided the team behind the Spain Property Pack
Everything you need to know before buying real estate is included in our Spain Property Pack
Yes, foreigners can buy and fully own residential property in the Canary Islands, including the land, with very few restrictions.
We constantly update this blog post to reflect the latest legal changes and market conditions.
The main things to watch for are defense-zone authorization requirements (especially for non-EU buyers) and local planning rules that vary by municipality.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Canary Islands.
Insights
- Foreigners made up about 25% of all home purchases in the Canary Islands in the third quarter of 2025, with Santa Cruz de Tenerife province reaching nearly 30%.
- Spain ended its Golden Visa program in 2025, so buying property in the Canary Islands no longer grants residency rights as of early 2026.
- The Canary Islands use IGIC (7% standard rate) instead of mainland Spain's VAT, which can affect new-build purchase costs differently than resale properties.
- Non-EU buyers face potential extra authorization requirements when purchasing near defense-related zones under Spain's Law 8/1975, while EU citizens generally do not.
- Total closing costs for a resale property in the Canary Islands typically run between 10% and 12% of the purchase price, including the 6.5% transfer tax.
- A nota simple from the Land Registry costs around 10 euros and is the single most important document to verify ownership and any existing debts on a property.
- Popular foreign-buyer areas like Costa Adeje, Maspalomas, and Playa Blanca see fast-moving inventory, which increases pressure to pay deposits quickly and raises scam risk.
- You do not need Spanish residency to buy property in the Canary Islands, but you will almost certainly need a NIE (foreigner tax ID number) to complete the transaction.
Can a foreigner legally own land in Canary Islands right now?
Can foreigners own land in Canary Islands in 2026?
As of early 2026, foreigners (both EU and non-EU citizens) can legally buy and fully own residential property in the Canary Islands, including the land underneath it, using the same ownership rights as Spanish buyers.
There is no blanket ban on foreign land ownership in the Canary Islands, but Spain maintains a legal framework under Law 8/1975 that can require prior government authorization for certain acquisitions by non-EU foreigners in designated defense-related zones.
If a purchase is blocked or delayed due to authorization issues, the cleanest alternatives are buying a clearly urban apartment (which rarely triggers restrictions) or using a registered long-term lease or surface right structure for land control without full ownership.
The defense-zone authorization requirement is the main mechanism that can feel nationality-based in practice, as it primarily affects non-EU buyers rather than EU citizens purchasing in the same areas.
Can I own a house but not the land in Canary Islands in 2026?
As of early 2026, when you buy a detached house in the Canary Islands, you typically purchase both the house and the land as a single registered property unit, so separate building-only ownership is uncommon for houses.
However, if you buy an apartment, you own your unit plus a share of the building and land through Spain's horizontal property (condominium) system, meaning you hold a title deed (escritura) for your unit with an associated share of common elements rather than direct land control.
This condominium structure is permanent and does not expire like a lease, which is why apartments in urban areas like Guanarteme in Las Palmas, Costa Adeje in Tenerife, or Triana/Vegueta are often operationally simpler for foreign buyers than standalone plots.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Spain. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Canary Islands right now?
The legal right to own property is national (set by Spain), but what you can actually do with your property varies significantly by municipality across the Canary Islands.
Areas like historic zones in San Cristobal de La Laguna, tourist municipalities such as Adeje (Costa Adeje), Arona (Los Cristianos), San Bartolome de Tirajana (Maspalomas), Yaiza (Playa Blanca), and Teguise (Costa Teguise) each have different planning rules affecting renovations, extensions, and rental permissions.
These differences exist because Spanish law delegates land-use planning to local governments, so while you can buy almost anywhere as a foreigner, your ability to build, renovate, or rent depends on whether the land is classified as urban, rustic, protected, or coastal under local rules.
We cover a lot of different regions and cities in our pack about the property market in Canary Islands.
Can I buy land in Canary Islands through marriage to a local in 2026?
As of early 2026, marrying a Spanish citizen does not automatically grant you any special property rights or exemptions from the authorization requirements that may apply to your purchase in the Canary Islands.
If you buy property jointly with a Spanish spouse, you should have clear documentation of ownership shares and understand how Spain's marital property regimes (community property vs. separation of assets) affect your stake, ideally formalized in your notarial deed.
If the marriage ends in divorce, your interest in jointly owned property would be subject to Spanish family law and the terms of your marital regime, but if the property is in a restricted zone where you needed authorization, your individual ownership rights could still be complicated.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Canary Islands.
We have made this infographic to give you a quick and clear snapshot of the property market in Spain. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Canary Islands?
Do I need residency to buy land in Canary Islands in 2026?
As of early 2026, you do not need to be a Spanish resident to purchase residential property in the Canary Islands, as the right to buy is separate from immigration status.
You do not need any specific visa or permit to complete the purchase itself, though you will need a NIE (foreigner identification number) to handle the legal and tax formalities of the transaction.
It is legally possible to buy property in the Canary Islands remotely without being physically present by using a power of attorney (POA), which allows your lawyer or representative to sign documents on your behalf at the notary.
Do I need a local tax number to buy lands in Canary Islands?
Yes, in practice you will need a Spanish NIE (Numero de Identificacion de Extranjero) to complete a property purchase in the Canary Islands, as it is required for the notarial deed, tax payments, and utility transfers.
Obtaining a NIE typically takes between 2 and 6 weeks depending on whether you apply in Spain or at a Spanish consulate abroad, and the process involves submitting an application form with your passport and proof of why you need the number.
While not legally mandatory in every case, opening a Spanish bank account is practically necessary for most Canary Islands purchases because you will need to pay taxes, community fees, and utilities, and many sellers and notaries prefer traceable transfers from Spanish or EU accounts.
Is there a minimum investment to buy land in Canary Islands as of 2026?
As of early 2026, there is no minimum investment amount required for foreigners to purchase residential property in the Canary Islands, meaning you can buy anything from a 100,000 euro apartment to a multi-million euro villa.
If you were hoping to obtain residency through property investment, note that Spain ended its Golden Visa program in 2025, so purchasing property no longer grants you the right to live in Spain regardless of the investment amount.
Are there restricted zones foreigners can't buy in Canary Islands?
The Canary Islands have zones where foreigners, particularly non-EU citizens, may face extra authorization requirements under Spain's Law 8/1975 governing areas of interest for national defense.
These restricted areas typically include land near military installations, strategic coastal positions, and certain infrastructure sites, though the exact boundaries are not always publicly mapped in detail.
Before paying a deposit on any property, you can verify whether authorization is required by having your lawyer or notary check the specific property's registry entry (nota simple) and consult with the relevant authorities if the location raises any flags.
Can foreigners buy agricultural, coastal or border land in Canary Islands right now?
Foreigners can generally purchase agricultural, coastal, and other special-category land in the Canary Islands, but each type comes with distinct restrictions that affect what you can do with the property after purchase.
Agricultural (rustic) land in the Canary Islands is often where planning restrictions are strictest, with limitations on building, and this is also where defense-zone authorization requirements are more likely to apply in practice.
Coastal land purchases are possible, but Spain has strict maritime-terrestrial public domain rules that can limit what is privately ownable and what can be built or altered near the shoreline.
Since the Canary Islands are not near an international border, "border land" restrictions do not apply in the traditional sense, but strategic coastal or defense-sensitive locations may still require authorization for non-EU buyers under the same Law 8/1975 framework.
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What are the safest legal structures to control land in Canary Islands?
Is a long-term lease equivalent to ownership in Canary Islands right now?
A long-term lease in the Canary Islands is not legally equivalent to ownership because it gives you a contract right rather than a property right, which means weaker protections for financing, resale, and inheritance.
Residential lease lengths in Spain can be substantial, but if your goal is land control for decades, your lawyer should explore registrable property rights (like surface rights or usufruct) rather than a simple private lease, as registered rights offer much stronger legal protection.
Depending on the terms of your specific contract, you may be able to sell, transfer, or renew lease rights, but these options are typically more limited and less valuable than what you get with full ownership.
Can I buy land in Canary Islands via a local company?
Foreigners can purchase property in the Canary Islands through a Spanish-registered company, but this adds compliance burdens including corporate tax filings, accounting requirements, and annual reporting that most individual home buyers do not need.
There is no specific ownership percentage requirement for a foreign-owned company to hold property, but in restricted defense zones, authorities may still consider the nationality of the company's beneficial owners when assessing authorization requirements.
What "grey-area" ownership setups get foreigners in trouble in Canary Islands?
Grey-area ownership arrangements exist in the Canary Islands, though they are less common than in countries with stricter foreign ownership bans, because Spain generally allows direct ownership.
The most common problematic setups include paying large deposits before verifying title and charges, using "friendly local nominee" arrangements where property is registered in someone else's name, relying on handshake agreements about boundaries or access not reflected in official records, and assuming rustic or coastal land can be developed like urban land.
If authorities or courts determine that an ownership structure was designed to circumvent legal requirements, consequences can include voided transactions, loss of deposits, and in authorization-related cases, potential forced sale or denial of registration.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Canary Islands.
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How does the land purchase process work in Canary Islands, step-by-step?
What are the exact steps to buy land in Canary Islands right now?
The typical purchase process in the Canary Islands follows these steps: agree on price and conditions, obtain a nota simple from the Land Registry to verify ownership and debts, cross-check with the Catastro for boundaries, complete due diligence on community fees and planning compliance, sign a deposit contract (arras), attend the notary for the public deed signing (escritura), pay purchase taxes, register the deed at the Land Registry, and handle post-completion admin like utilities and tax filings.
A straightforward cash purchase of an urban apartment typically takes 4 to 8 weeks from accepted offer to completion, while purchases involving a mortgage usually take 8 to 12 weeks due to bank underwriting and valuation requirements, and cases requiring defense-zone authorization can add another 4 to 12 weeks.
The key documents you will sign include the deposit contract (arras), the notarial deed of purchase (escritura publica), a mortgage deed if you are financing, and potentially a power of attorney if you are buying remotely.
What scams are common when it comes to buying land in Canary Islands right now?
What scams target foreign land buyers in Canary Islands right now?
Scam risk is elevated in the Canary Islands because foreign buyers account for about 25% of all home purchases, with some areas like Tenerife reaching nearly 30%, creating a large pool of targets unfamiliar with local processes.
The most common scams include fake owners or agents who collect deposits without authority to sell, sellers hiding existing mortgages or embargos on the property, promises that rustic land can be developed when planning rules prohibit it, and misrepresented boundary lines or access rights.
The top warning signs of a fraudulent deal are pressure to pay a large deposit before you can verify title, a seller who cannot produce official documents like a nota simple, and prices significantly below market rates for comparable properties.
If you fall victim to a scam, legal recourse exists through Spanish courts, but recovery can be slow and expensive, which is why prevention through proper due diligence is far more effective than trying to recover losses afterward.
We cover all these things in length in our pack about the property market in Canary Islands.
How do I verify the seller is legit in Canary Islands right now?
The best way to verify a seller in the Canary Islands is to obtain a nota simple from the Land Registry yourself (or through your lawyer) and confirm that the person offering to sell matches the registered owner exactly.
The nota simple also shows whether the title is clean by listing any registered charges, mortgages, embargos, or limitations that affect the property.
To check for debts not shown in the registry, you should request certificates proving community fees are paid, verify recent IBI (local property tax) receipts, and check for any utility arrears that could transfer with the property.
A lawyer (abogado) is the most essential professional for verifying seller legitimacy in the Canary Islands, as the notary's role is to formalize the transaction rather than to investigate the seller's authority or the property's legal status on your behalf.
How do I confirm land boundaries in Canary Islands right now?
The standard procedure for confirming land boundaries in the Canary Islands is to compare the property description in your nota simple (from the Land Registry) with the mapped boundaries shown in the Catastro (the official cadastral database).
You should review both the registry extract for the legal description and the Catastro maps at sedecatastro.gob.es to identify any discrepancies between what is legally registered and what is physically mapped.
For houses and plots (as opposed to apartments), hiring a licensed surveyor is strongly recommended when boundaries, access paths, or buildable area are important to your plans, as registry and cadastral records sometimes differ from physical reality.
Common boundary problems foreign buyers encounter in the Canary Islands include access roads that cross neighboring land without a registered right-of-way, discrepancies between mapped plot sizes and what the seller claims, and informal fences or walls that do not match official boundaries.
Buying real estate in Canary Islands can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Canary Islands?
What purchase taxes and fees apply in Canary Islands as of 2026?
As of early 2026, total purchase taxes and fees for a resale property in the Canary Islands typically amount to 10% to 12% of the purchase price, while new-build purchases usually fall between 9% and 12% depending on the specific tax treatment.
For resale purchases, the main cost is the ITP (property transfer tax) at 6.5% of the purchase price, plus notary fees (around 0.1% to 0.5%), registry fees (around 0.1% to 0.3%), and legal or administrative support costs.
For new builds, you pay IGIC (the Canary Islands' indirect tax, similar to VAT) at a standard rate of 7% instead of ITP, plus AJD (stamp duty on notarial documents) at 0.75%, along with the same notary and registry fees.
These taxes and fees are the same for foreign buyers as for Spanish buyers, so there is no nationality-based surcharge or additional tax on foreign purchases in the Canary Islands.
What hidden fees surprise foreigners in Canary Islands most often?
Hidden fees in the Canary Islands typically add 1% to 3% beyond the main taxes you budget for, catching many foreign buyers off guard when the final bill arrives.
The most commonly overlooked costs include gestoria (administrative processing) fees of 300 to 600 euros, power of attorney and sworn translation costs of 200 to 500 euros if buying remotely, bank transfer and currency conversion fees, and post-purchase annual tax filings required even if you do not rent out the property.
These fees typically appear at different stages: gestoria and bank fees hit around completion, while the non-resident income tax filing obligation (Modelo 210) surprises owners annually after purchase.
The best protection is to request a detailed, itemized cost estimate from your lawyer before signing the deposit contract, and to specifically ask about post-purchase compliance costs that will continue each year you own the property.
We made this infographic to show you how property prices in Spain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Canary Islands, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Spain's Official State Gazette (BOE) - Law 8/1975 | It's the official publication of Spanish law on defense zones. | We used it to explain the main scenario where non-EU foreigners face extra authorization requirements. We also clarified what restricted zones legally mean in Spain. |
| BOE - Canary Islands Tax Consolidated Text | This is the official consolidated legal text for Canary Islands taxes. | We used it to cite the ITP rate of 6.5% and AJD rate of 0.75%. We grounded our closing cost estimates in actual law. |
| Canary Islands Tax Agency - IGIC Rate Table | It's published by the Canary government tax authority. | We used it to confirm the standard IGIC rate of 7% for new builds. We avoided relying on third-party summaries. |
| Colegio de Registradores - ERI Statistics Q3 2025 | It's based on Spain's official land registry transaction data. | We used it to quantify foreign buyer participation at around 25% in the Canaries. We kept our market context interpretation honest and comparable. |
| Colegio de Registradores - Nota Simple Guide | It's official guidance from Spain's land registry system. | We used it to explain the single most important document for verifying ownership. We described the official channel for requesting it. |
| Spanish Cadastre (Catastro) | It's the official database for cadastral mapping across Spain. | We used it to explain how to check mapped boundaries and spot mismatches. We included it in our boundary verification guidance. |
| Spanish Tax Agency (AEAT) | It's Spain's official tax authority portal. | We used it to explain ongoing tax obligations for non-resident owners. We outlined post-purchase paperwork requirements. |
| Notariado - Spain's Notaries Portal | It's the official site of the Spanish notarial system. | We used it to explain what the notary does in a Spanish purchase. We aligned our step-by-step process with actual practice. |
| BOE - Notary Fee Tariff (Real Decreto 1426/1989) | It's the official tariff framework for notary costs in Spain. | We used it to explain why notary fees are regulated, not arbitrary. We supported our closing cost estimate ranges. |
| BOE - Land Registry Fee Tariff (Real Decreto 1427/1989) | It's the official tariff framework for registry costs. | We used it to justify registry fees and explain how they scale with price. We included it in our hidden fees section. |
| El Pais - Golden Visa Termination Report | It's reputable journalism citing Spain's legal change timeline. | We used it to confirm the Golden Visa program ended in 2025. We separated the right to buy from the right to reside. |
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