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
Spain remains one of the most popular destinations for foreigners looking to buy residential property in Europe, with nearly one in five home purchases now made by non-Spanish buyers.
This guide covers the current rules, processes, and costs you need to know as a foreign buyer in Spain in January 2026.
We constantly update this blog post to reflect the latest regulations, housing prices in Spain, and market conditions.
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 Spain.
Insights
- Foreign buyers accounted for 19.3% of all property purchases in Spain during the first half of 2025, totaling over 71,000 transactions according to notary data.
- Spain's real estate golden visa program has been officially ended, so buying property worth 500,000 euros or more no longer grants residency as of 2026.
- The average mortgage interest rate in Spain sits around 3% for residents, but non-resident foreigners typically pay between 3.5% and 4.7% due to added risk premiums.
- Closing costs in Spain range from 10% to 16% of the purchase price, with the biggest variable being whether you buy a resale property (ITP tax) or a new build (VAT).
- Coastal properties in Spain carry a unique legal risk because parts of the shoreline are public domain under the Ley de Costas, and what looks like private land may actually require a government concession.
- The nota simple from Spain's Land Registry is the single most important document to request before buying, as it reveals the true owner, any mortgages, and registered encumbrances.
- Spain taxes non-resident property owners on rental income through the IRNR system, and even if you do not rent out your home, you may owe imputed income tax.
- Banks like Santander, BBVA, and CaixaBank lend to foreigners in Spain, but non-residents usually get only 60% to 70% loan-to-value compared to higher ratios for residents.
What can I legally buy and truly own as a foreigner in Spain?
What property types can foreigners legally buy in Spain right now?
As of early 2026, foreigners can legally buy virtually any type of residential property in Spain, including apartments, penthouses, townhouses, villas, and new builds, with full freehold ownership in their own name.
The single most important legal condition is that you must obtain an NIE (foreigners' identification number) before you can complete the purchase, sign the deed, or pay taxes.
Beyond the NIE, the standard and safest route is to sign a public deed before a Spanish notary and then register your ownership at the Land Registry, which gives you the strongest legal protection.
There is no general restriction on nationality, so buyers from any country can purchase residential property in Spain under the same basic rules as Spanish citizens.
Finally, please note that our pack about the property market in Spain is specifically tailored to foreigners.
Can I own land in my own name in Spain right now?
Yes, foreigners can own land in their own name in Spain under the same freehold system (pleno dominio) that applies to Spanish nationals, with the property and land registered directly to you.
However, Spain has two important exceptions where land ownership is restricted: coastal public domain zones governed by the Ley de Costas, and certain areas near military or defense installations that require special authorization.
For coastal properties, what appears to be private beachfront land may actually be public domain or subject to a concession, so it is essential to verify the exact boundaries before buying.
By the way, we cover everything there is to know about the land buying process in Spain here.
As of 2026, what other key foreign-ownership rules or limits should I know in Spain?
As of early 2026, the main rule that catches foreign buyers off guard is that your tax base may be calculated on a government reference value (valor de referencia) rather than the price you actually pay, which can result in higher taxes even if you negotiate a good deal.
Spain does not impose foreign-ownership quotas on apartments or condos, so there is no limit on how many units in a building can be owned by non-Spanish buyers.
Foreigners must register their purchase at the Land Registry and file the appropriate tax forms, but there is no special approval process or foreign investment review for standard residential purchases.
One notable recent change is the elimination of Spain's real estate golden visa program, which previously allowed property buyers investing 500,000 euros or more to obtain residency, so this pathway is no longer available in 2026.
If you're interested, we go much more into details about the foreign ownership rights in Spain here.
What's the biggest ownership mistake foreigners make in Spain right now?
The single biggest ownership mistake foreigners make in Spain is buying without pulling a recent nota simple from the Land Registry, which means they miss existing mortgages, embargoes, usufructs, or ownership disputes tied to the property.
If you skip this step, you could discover after signing that you have inherited a debt or legal claim that prevents you from using or selling the property freely.
Other classic pitfalls in Spain include not checking coastal public domain exposure on beach properties, underestimating the valor de referencia tax base, and failing to verify that the seller is up to date on community fees and local taxes.
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.
Which visa or residency status changes what I can do in Spain?
Do I need a specific visa to buy property in Spain right now?
You do not need a specific visa to buy property in Spain, and foreigners can legally purchase a home while visiting on a tourist stay as long as they have the required documentation.
The single most common administrative requirement that can block non-resident buyers is not having an NIE, because without this foreigners' identification number you cannot sign the deed, pay taxes, or register the property.
Yes, you need a local tax ID before buying property in Spain, and for individual foreign buyers this tax ID is the NIE itself, which serves both identification and tax purposes.
A typical document set for a foreign buyer includes a valid passport, the NIE, proof of funds or mortgage approval, and sometimes a power of attorney if you cannot attend the signing in person.
Does buying property help me get residency and citizenship in Spain in 2026?
As of early 2026, buying property in Spain does not automatically grant you residency or citizenship, and the previous golden visa route tied to real estate investment has been officially ended.
Before the change, investing 500,000 euros or more in Spanish property allowed foreigners to obtain a residence permit, but this pathway is no longer available.
If you want to live in Spain, you will need to pursue other residency options such as a non-lucrative visa (for those with sufficient savings), a digital nomad visa, a work permit, or family reunification, none of which require property ownership.
Can I legally rent out property on my visa in Spain right now?
Your visa status does not determine whether you can rent out property in Spain, because once you own a home you have the right to rent it out regardless of whether you are a resident or a tourist visa holder.
You do not need to live in Spain to rent out your property, and many foreign owners manage their rentals from abroad using local property managers for day-to-day operations.
The key details foreigners must know are that long-term rentals are governed by the national LAU law, short-term tourist rentals require regional or municipal licenses in most areas, and non-resident owners must file Spanish taxes on rental income through the IRNR system using Modelo 210.
We cover everything there is to know about buying and renting out in Spain here.
Get fresh and reliable information about the market in Spain
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Spain?
What are the exact steps to buy property in Spain right now?
The standard step-by-step sequence in Spain is: obtain your NIE, make an offer and pay a reservation deposit, conduct due diligence (nota simple, cadastre checks, community debts), sign a private contract (contrato de arras) with a larger deposit, arrange a mortgage if needed, sign the public deed before a notary and pay the seller, pay purchase taxes, and finally register your ownership at the Land Registry.
You do not have to be physically present for every step in Spain, because many foreign buyers use a power of attorney so their lawyer can sign the deed and handle taxes and registration on their behalf.
The step that typically makes the deal legally binding for both parties is the signing of the contrato de arras (earnest money contract), where you pay a deposit (usually 10%) and both sides commit to completing the sale or face penalties.
The typical end-to-end timeline from accepted offer to final registration in Spain ranges from 6 to 12 weeks, though it can be faster for cash purchases or slower if mortgage approval or document gathering takes longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Spain.
Is it mandatory to get a lawyer or a notary to buy a property in Spain right now?
A notary is effectively mandatory for the standard safe purchase in Spain, because the public deed (escritura publica) must be signed before a notary to be registered at the Land Registry, while hiring a lawyer is not legally required but is strongly recommended for foreigners.
The most important difference is that the notary verifies identities, reads the deed aloud, and ensures the signing meets legal formalities, while a lawyer actively protects your interests by running due diligence, negotiating terms, and spotting problems before you sign.
A key item that should be explicitly included in your lawyer's engagement scope is the review of the nota simple and verification of any encumbrances, debts, or legal restrictions tied to the property before you commit.
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.
What checks should I run so I don't buy a problem property in Spain?
How do I verify title and ownership history in Spain right now?
The official registry you should use to verify title and ownership history in Spain is the Registro de la Propiedad (Land Registry), which you can access online through the Registradores portal.
The single key document you should request is the nota simple, which confirms who owns the property, what type of ownership they have, and what encumbrances (mortgages, embargoes, easements) are registered against it.
A realistic look-back period for ownership history checks in Spain is typically 10 to 15 years, which helps you spot any irregular transfers, unresolved inheritance issues, or lingering claims.
One clear red-flag finding that should stop or pause a purchase is discovering an unresolved embargo, a registered mortgage that does not match what the seller disclosed, or multiple owners where only one is signing.
You will find here the list of classic mistakes people make when buying a property in Spain.
How do I confirm there are no liens in Spain right now?
The standard way to confirm there are no liens or encumbrances on a property in Spain is to request a current nota simple from the Land Registry, which lists all registered mortgages, embargoes, and charges.
One common type of lien that buyers should specifically ask about is unpaid community fees (deudas de comunidad), because these debts can transfer to the new owner even if they are not registered at the Land Registry.
The single best form of written proof that shows lien status in Spain is the nota simple itself, combined with a certificate from the community administrator confirming that all community fees are paid up to date.
How do I check zoning and permitted use in Spain right now?
The authority you should use to check zoning and permitted use for a property in Spain is the local town hall (Ayuntamiento), specifically the urban planning department (urbanismo), which holds the official planning classification.
The single document or map reference that typically confirms the zoning classification is the certificado urbanistico or the local urban plan (PGOU), which shows whether the land is designated for residential, commercial, or other use.
One common zoning pitfall that foreign buyers frequently miss in Spain is buying coastal property without checking its exposure to the Ley de Costas, because parts of the shoreline are public domain and cannot be privately owned or developed.
Buying real estate in Spain 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.
Can I get a mortgage as a foreigner in Spain, and on what terms?
Do banks lend to foreigners for homes in Spain in 2026?
As of early 2026, yes, Spanish banks do lend to foreigners for home purchases, and this is especially common in regions with high foreign buyer activity like the Costa del Sol, Costa Blanca, and the Balearic Islands.
The realistic loan-to-value (LTV) range that foreign borrowers most commonly see in Spain is 60% to 70% of the property value, compared to up to 80% for Spanish residents.
The single most common eligibility requirement that determines whether a foreigner qualifies is proof of stable income, which banks verify through payslips, tax returns, or bank statements from your home country.
You can also read our latest update about mortgage and interest rates in Spain.
Which banks are most foreigner-friendly in Spain in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Spain are Banco Santander, BBVA, and CaixaBank, all of which have established processes for non-resident buyers.
The single most important feature that makes these banks more foreigner-friendly is their English-speaking support in key coastal and city branches, combined with experience handling foreign income documentation.
These banks will generally lend to non-residents (buyers without local residency) in Spain, though the terms are typically less favorable than for residents, with lower LTV ratios and slightly higher interest rates.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Spain.
What mortgage rates are foreigners offered in Spain in 2026?
As of early 2026, the typical mortgage interest-rate range for foreigners in Spain is 3.5% to 4.7%, compared to an average of around 3% for Spanish residents.
Fixed-rate mortgages in Spain typically carry a slightly higher interest rate than variable-rate products at the start, but many foreigners prefer fixed rates for the payment certainty, especially when managing finances from abroad.
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 will taxes, fees, and ongoing costs look like in Spain?
What are the total closing costs as a percent in Spain in 2026?
The typical total closing-cost percentage in Spain in 2026 is around 10% to 14% for resale properties and 12% to 16% for new builds, depending on the region and purchase price.
The realistic low-to-high closing-cost percentage range that covers most standard transactions in Spain is 10% to 16% of the purchase price.
The specific fee categories that most commonly make up total closing costs in Spain are transfer tax (ITP) or VAT, stamp duty (AJD), notary fees, Land Registry fees, and lawyer fees.
The single fee category that is usually the biggest contributor to closing costs in Spain is the transfer tax (ITP) for resale properties, which ranges from 6% to 10% depending on the autonomous community, or VAT (10%) for new builds.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Spain.
What annual property tax should I budget in Spain in 2026?
As of early 2026, the typical annual property-tax budget for a standard owner-occupied home in Spain ranges from 200 to 600 euros for an apartment and 600 to 1,800 euros for a villa, which translates to roughly 200 to 1,800 USD or 180 to 1,650 EUR depending on the property.
The main annual property tax in Spain is IBI (Impuesto sobre Bienes Inmuebles), which is assessed as a percentage (typically 0.4% to 1.1%) of the cadastral value set by the local municipality, not the market value.
How is rental income taxed for foreigners in Spain in 2026?
As of early 2026, the typical effective tax rate on rental income for non-EU/EEA foreigners in Spain is 24% of gross rental income, while EU/EEA residents can deduct expenses and pay 19% on net income.
The basic filing requirement a foreign owner must follow in Spain is to submit Modelo 210 to the tax agency (AEAT), typically on a quarterly basis if you receive rental income, and even if your property sits empty you may owe imputed income tax.
What insurance is common and how much in Spain in 2026?
As of early 2026, the typical annual insurance premium range for a standard home policy in Spain is 150 to 450 euros for an apartment and 350 to 1,200 euros for a villa, which translates to roughly 160 to 1,300 USD or 150 to 1,200 EUR.
The single most common type of property insurance coverage that owners carry in Spain is building (structure) insurance, which is typically required if you have a mortgage, often combined with contents and liability coverage.
The one biggest factor that usually makes insurance premiums higher or lower in Spain is the rebuild value of the property and the presence of features like a swimming pool, garden, or location in a flood-prone or fire-prone area.
Get the full checklist for your due diligence in Spain
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Spain, 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 |
|---|---|---|
| Spanish Land Registry (Colegio de Registradores) | The official professional body publishing registry-based housing market statistics. | We used it to ground claims about how common foreign buyers are in Spain. We also used it to frame where foreigners buy as a real market phenomenon. |
| Spanish Notaries (Consejo General del Notariado / CIEN) | Notaries sit at the legal heart of transactions and compile official market data. | We used it to cite the share and volume of purchases by foreigners. We used it to keep the discussion tied to what actually gets signed and completed. |
| INE (Spain's national statistics institute) | Spain's official statistics agency publishing national mortgage indicators. | We used it to anchor typical mortgage interest rates and loan sizes in Spain. We used it as the baseline for what foreigners are likely to be offered. |
| Spanish Tax Agency (AEAT) - VAT/ITP guidance | The Spanish tax authority explaining the core tax split between new-build vs resale. | We used it to explain when you pay VAT versus ITP. We used it to structure the closing-cost section around the two main purchase pathways. |
| Spanish Tax Agency (AEAT) - IRNR | The primary official reference point for non-resident taxation obligations. | We used it to frame what foreigners must file and pay. We used it to keep rental income tax and imputed income tied to official terminology. |
| National Police (Spain) - NIE procedure | The official government channel describing how foreigners obtain an NIE. | We used it to state clearly that you can buy on a tourist stay but still need an NIE. We used it to describe the cleanest path for a non-resident to get the number. |
| Spanish Land Registry e-portal (Registradores) | The official online interface to request registry information like the nota simple. | We used it to explain how to verify ownership, mortgages, and other registered rights. We used it as the basis for title and lien verification steps. |
| Notariado - Consumer guidance hub | A public-facing resource from Spain's notaries explaining the process clearly. | We used it to support what the notary does and when to consult them. We used it to keep the step-by-step buying process accurate and beginner-friendly. |
| Spanish Cadastre e-portal (Catastro) | The official database for cadastral data and reference values used for taxes. | We used it to explain what the cadastral value is and why it matters for taxes like IBI. We used it to introduce the valor de referencia concept in a buyer-friendly way. |
| BOE - Ley 22/1988 (Coastal Law) | The official consolidated text of Spain's Coastal Law. | We used it to highlight a uniquely Spanish risk around coastal public domain. We used it to shape the biggest mistake and due diligence sections. |
| MITECO - Coastal FAQs | The government ministry explaining how the coastal zone works in practice. | We used it to clarify what kinds of land are public and not truly ownable. We used it to add a practical check-before-you-buy-near-the-sea warning. |
| UGE (Ministry of Inclusion) - Investors page | The official government unit administering investor-related immigration pathways. | We used it to confirm the status of the investor route as of 2026. We used it to avoid relying on press summaries for immigration rules. |
| BOE - Ley 29/1994 (Urban Leases Act / LAU) | The core national law governing long-term residential rentals. | We used it to separate normal residential renting from tourist renting rules. We used it to frame what you can do legally as a landlord once you own. |
| EPdata - Foreign buyer statistics | A data visualization platform compiling official notary and registry statistics. | We used it to cite the 19.3% foreign buyer share in H1 2025. We used it to justify that foreign demand clusters are real and significant. |
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.
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