Can buying a house in Spain get you a Golden Visa?

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

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INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Spain. If you'd like to learn more about us, you can check our presentation page.

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At InvestRopa, we explore the Spanish real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Madrid, Barcelona, and Valencia. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

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Anna Siudzinska 🇵🇱

Real Estate Agent

Anna Siudzińska is a dynamic business strategist and experienced manager with a proven track record in sales, marketing, and corporate expansion. With years of experience navigating both domestic and international markets, she specializes in driving growth, strengthening companies' market positions and helping clients find lucrative real estate opportunities in Spain.

How much do I need to invest in Spanish property to qualify for the Golden Visa?

You must invest a minimum of €500,000 in Spanish real estate to qualify for the Golden Visa program.

This €500,000 threshold is calculated based on the property purchase price and excludes all taxes, fees, and additional costs such as property transfer tax, notary fees, legal expenses, and VAT. The Spanish government requires this amount to be paid with non-financed funds, meaning you cannot use a Spanish mortgage to cover the first €500,000 of your investment.

As of September 2025, this investment threshold has remained stable since the program's introduction in 2013. The amount must be documented through official property purchase deeds and bank transfer records to prove the legitimate source of funds. Any mortgage financing can only be applied to amounts exceeding the €500,000 minimum requirement.

It's something we develop in our Spain property pack.

What types of property purchases in Spain are eligible for the Golden Visa?

All major property categories qualify for the Spanish Golden Visa, including residential, commercial, and land investments.

Eligible property types include apartments, houses, villas, commercial buildings, office spaces, retail properties, industrial facilities, and undeveloped land. Both new-build properties and resale properties qualify for the program, giving investors flexibility in their property selection strategy.

The Spanish Golden Visa program does not restrict investments to specific regions or cities, allowing you to purchase property anywhere in Spain, including the Balearic Islands, Canary Islands, and mainland territories. Mixed-use properties that combine residential and commercial elements also qualify, provided the total investment meets the €500,000 threshold.

Rural properties, urban developments, and even properties requiring renovation work are acceptable investments, as long as the purchase price reaches the minimum requirement and proper legal documentation is completed.

Can I buy more than one property to reach the minimum investment amount?

Yes, you can combine multiple property purchases to meet the €500,000 minimum investment requirement for the Spanish Golden Visa.

The Spanish authorities allow investors to purchase several properties across different locations, property types, and price ranges, as long as the combined value equals or exceeds €500,000. For example, you could buy a €300,000 apartment in Barcelona and a €250,000 villa in Valencia to satisfy the investment threshold.

Joint ownership arrangements are permitted, but each individual applicant must hold a property share worth at least €500,000 to qualify independently for the Golden Visa. This means if you and your spouse want separate Golden Visas, you would need a combined investment of €1 million, with each person owning €500,000 worth of property.

Properties purchased at different times can be aggregated toward the minimum requirement, provided all purchases are completed before submitting your Golden Visa application and maintained throughout the residency period.

Do I need to pay the full purchase price in cash or can I use a mortgage?

The first €500,000 of your property investment must be paid with non-financed funds, but amounts above this threshold can be mortgaged.

Spanish law requires the minimum Golden Visa investment to come from your own financial resources without using Spanish bank financing. This means you cannot obtain a Spanish mortgage to cover any portion of the required €500,000 investment. However, if you purchase property worth more than €500,000, you can finance the excess amount through a Spanish mortgage.

For example, if you buy a €700,000 property, you must pay €500,000 in cash or through foreign financing, but you could mortgage the remaining €200,000 through a Spanish bank. Foreign financing from banks outside Spain is acceptable for the entire purchase amount, including the €500,000 minimum requirement.

Documentation proving the source of non-financed funds is mandatory, including bank statements, transfer records, and proof of asset liquidation if applicable.

What taxes and additional costs should I expect when buying property in Spain for the Golden Visa?

Property purchase taxes and fees in Spain typically add 10-15% to your total investment cost beyond the €500,000 minimum requirement.

Cost Type	Rate/Amount	When Applied
Property Transfer Tax (ITP)	6-10% (varies by region)	Resale properties
VAT (IVA)	10% (reclaimable for commercial)	New-build properties
Stamp Duty (AJD)	0.5-2% (varies by region)	New-build properties
Notary Fees	€600-€1,500	All property purchases
Land Registry Fees	€300-€600	All property purchases
Legal Fees	1-2% of purchase price	Recommended for all purchases
Property Survey	€300-€800	Optional but recommended

These costs are separate from the €500,000 investment requirement and must be budgeted additionally. Annual property maintenance costs including municipal taxes (IBI), community fees for apartments, and property insurance should also be considered for long-term ownership planning.

Does the Golden Visa apply to both new-build and resale properties in Spain?

Both new-build and resale properties qualify equally for the Spanish Golden Visa program without any preference or restriction.

New construction properties, including off-plan developments and recently completed buildings, are fully eligible for the Golden Visa investment requirement. Resale properties, regardless of age or previous ownership history, also qualify as long as they meet the €500,000 minimum investment threshold.

The main difference lies in taxation: new-build properties are subject to 10% VAT plus 0.5-2% stamp duty, while resale properties are subject to 6-10% property transfer tax (rates vary by autonomous region). Both categories require the same legal procedures, documentation, and compliance with Golden Visa requirements.

Properties under renovation or requiring significant improvements qualify for the program, provided the purchase price meets the minimum threshold and proper legal title transfer is completed before the Golden Visa application.

How long is the Golden Visa valid once I receive it, and how often do I need to renew it?

The initial Spanish Golden Visa is valid for 1 year, followed by renewable 2-year residence permits as long as you maintain your property investment.

After receiving your initial 1-year Golden Visa, you can apply for a residence permit that lasts 2 years. This residence permit can be renewed every 2 years indefinitely, provided you maintain your €500,000 property investment and have not committed any serious criminal offenses in Spain.

The renewal process requires proof that you still own the qualifying property investment, have maintained valid health insurance, and have no criminal record. After 5 years of continuous residency status, you become eligible to apply for permanent residency in Spain, which eliminates the need for regular renewals.

It's something we develop in our Spain property pack.

Spanish citizenship becomes possible after 10 years of legal residency, including time spent with Golden Visa status and permanent residency, subject to passing language and citizenship examinations.

Can my spouse and children also get residency through my property investment in Spain?

Yes, your spouse and dependent children automatically qualify for Spanish residency under your Golden Visa property investment.

Family members included in the Golden Visa application receive the same residency rights and renewal schedule as the main investor. Dependent children under 18 years old are automatically included, and adult children up to 25 years old may qualify if they remain financially dependent and are unmarried.

Dependent elderly parents of the main applicant or spouse may also qualify for inclusion if they can prove financial dependence and meet health insurance requirements. All family members must undergo background checks and provide clean criminal record certificates from their countries of residence.

Each family member receives individual residency documentation but remains linked to the main investor's property investment. If the main investor sells the qualifying property, all family members lose their residency status unless they qualify independently through their own investments or other residency programs.

How much time per year do I need to spend in Spain to keep the Golden Visa active?

The Spanish Golden Visa has no minimum physical presence requirement, allowing you to maintain your residency status without spending any specific time in Spain each year.

This makes the Spanish Golden Visa one of Europe's most flexible investor residency programs, as you can maintain your residency while living primarily in another country. You are not required to visit Spain at all to keep your Golden Visa and residence permit active, provided you maintain your property investment and renew your documentation on schedule.

However, if you later decide to apply for permanent residency after 5 years, you must prove that you have not spent more than 6 consecutive months or a total of 10 months outside Spain during any 5-year period. For Spanish citizenship after 10 years, continuous legal residency is required, though specific physical presence requirements may apply.

This flexibility makes the Spanish Golden Visa particularly attractive for investors who want European residency as a backup option while maintaining their primary residence elsewhere.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Spain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Can the Golden Visa eventually lead to permanent residency or Spanish citizenship, and if so, after how many years?

The Spanish Golden Visa provides a clear pathway to permanent residency after 5 years and Spanish citizenship after 10 years of legal residency.

To obtain permanent residency, you must maintain your Golden Visa status for 5 consecutive years, continue owning the qualifying property investment, and prove you have not spent more than 6 consecutive months or 10 total months outside Spain during the 5-year period. Permanent residency eliminates the need for regular renewals and provides greater security.

Spanish citizenship becomes available after 10 years of continuous legal residency, including time spent with Golden Visa status and permanent residency. The citizenship process requires passing a Spanish language examination (DELE A2 level), a constitutional and sociocultural knowledge test (CCSE), and maintaining a clean criminal record.

Citizens from Ibero-American countries, Andorra, the Philippines, Equatorial Guinea, Portugal, or people of Sephardic Jewish origin may qualify for Spanish citizenship after only 2 years of legal residency, making the Golden Visa pathway faster for these nationalities.

Do I need to prove where my investment money comes from to the Spanish authorities?

Yes, Spanish authorities require comprehensive documentation proving the legal source and origin of your €500,000 property investment funds.

1. **Bank statements** showing account balances and transaction history for the past 6-12 months2. **Official property sale contracts** and notarized purchase deeds for the Spanish property3. **International wire transfer records** demonstrating fund transfers from your home country to Spain4. **Income tax returns** from your country of residence for the past 2-3 years5. **Employment contracts or business ownership documentation** proving your income sources6. **Asset liquidation records** if funds came from selling investments, property, or business assets7. **Gift or inheritance documentation** if applicable, with proper legal authentication

All foreign documents must be apostilled or legalized through Spanish consular services and translated into Spanish by certified translators. The Spanish authorities take anti-money laundering regulations seriously, and incomplete or suspicious documentation can result in Golden Visa application rejection.

It's something we develop in our Spain property pack.

Professional legal assistance is highly recommended to ensure all documentation meets Spanish requirements and avoid application delays or rejections.

What are the main risks or downsides of buying property in Spain solely to obtain the Golden Visa?

The primary risks include market volatility, regulatory changes, liquidity constraints, and ongoing financial obligations that could impact your investment returns.

Property market risks are significant, as Spanish real estate values can fluctuate based on economic conditions, tourism trends, and regional factors. If you need to sell your property before 5 years, you may face capital losses and lose your residency status simultaneously. The Spanish government could also modify or terminate the Golden Visa program, as discussions about program changes occur periodically in the European Union.

Liquidity constraints pose another major risk, as real estate is an illiquid investment that cannot be quickly converted to cash. Property management responsibilities including maintenance, repairs, insurance, and taxes continue whether you use the property or not. Vacant properties may deteriorate or face security issues, particularly in tourist areas during off-seasons.

Currency exchange risks affect non-Euro investors, as fluctuations between your home currency and the Euro can impact the real value of your investment. Legal complexities in Spanish property law, regional tax variations, and potential language barriers can lead to unexpected costs or complications if you don't engage qualified local professionals.

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.

Sources

1. Immigrant Invest - Residence in Spain
2. Lawants - Golden Visa in Spain
3. My Spanish Residency - Golden Visa
4. Wise - Spain Golden Visa
5. Costa Luz Lawyers - Golden Visa Property Investment
6. Global Residence Index - Spain Investor Residency
7. Global Citizen Solutions - Golden Visa Spain
8. Orience - Investment Rules and Golden Visa Spain