Knowledge library
Buyer guides for property in Spain
Independent, citation-friendly guides for international buyers. Each guide is grounded in the official sources we publish in our methodology and follows our editorial standards.
NIE number and residency: what foreign property buyers need
A NIE (Número de Identificación de Extranjero) is the Spanish tax identification number required by every foreigner to buy property, open a bank account, sign a mortgage or pay taxes in Spain. Holding a NIE does not make you a tax resident.
Read guideCurrency exchange when buying property in Spain
International buyers convert their home currency into euros to pay the deposit, completion balance and ongoing costs of a Spanish property. The exchange rate and the provider's margin (spread) can change the euro cost of a purchase by thousands, so compare the total cost of providers, and consider a forward contract to lock the rate between offer and completion.
Read guideRental yields in Spain for international investors
Rental yield is the yearly rent as a percentage of what you paid. Net yield — after costs and tax — is what matters, and it depends on management costs, community fees, IBI, non-resident income tax (19% on net income for EU/EEA residents, 24% on gross income for others) and, for holiday lets, whether a tourist licence is allowed. The yield figures shown on our destination pages are our own estimates, not official data.
Read guideBuying property in Spain after Brexit: what UK buyers need to know in 2026
UK citizens can still buy property in Spain after Brexit on the same legal footing as any other non-EU national. The property purchase itself is unchanged, but UK buyers are now subject to the 90/180-day Schengen rule, higher non-resident income tax rates (24% vs 19% for EU/EEA), and need a visa to stay long-term.
Read guideCost of buying property in Spain: full breakdown for international buyers
Buyers in Spain should budget 10–14% on top of the purchase price for a resale, and 12–15% for a new build. The breakdown: transfer tax (ITP 6–10%) or IVA + AJD (10% + 1.2–1.5%), notary (0.1–0.5%), Land Registry (0.1–0.25%), legal fees (1–1.5%) and any mortgage costs.
Read guideSpanish mortgage for non-residents: rates, LTV and how to apply in 2026
Spanish banks commonly lend to non-residents at 60–70% loan-to-value and look for total debt payments of roughly 30–35% of net income or less. These are typical lender practices, not legal limits — each bank sets its own criteria and rates, so compare current offers. Applications commonly take several weeks from full documents to a binding offer.
Read guideNota Simple: what it is, what it shows and how to read it
A Nota Simple is an official informational extract from the Spanish Property Registry (Registro de la Propiedad) showing a property's legal owner, physical description, charges, mortgages and any encumbrances. It costs about 9–10€ and is the single most important document a buyer reviews before signing arras.
Read guidePlusvalía municipal: Spain's land-value tax explained
Plusvalía municipal is a tax on the increase in the cadastral land value (not the building) of urban property between purchase and sale. The seller pays it. Since the November 2021 reform, taxpayers can choose between the objective formula and the real-gain method, whichever is lower.
Read guideIs property in Spain a good investment in 2026?
Spanish property in 2026 remains a credible medium-term investment for international buyers in supply-constrained coastal markets, with gross yields of 4–7% and stable demand from foreign buyers. The picture is regionally uneven — Madrid, the Costa del Sol and the Balearics show resilient pricing; tourist-licence regulation and the 2025 Golden Visa closure are the main downside risks.
Read guideBuying property in Spain: complete guide for international buyers
International buyers can buy property in Spain on the same legal footing as Spanish nationals. The differences are practical: a NIE is mandatory, mortgages are capped at lower LTV, immigration rules differ for EU vs non-EU citizens, and non-resident income tax rates depend on EU/EEA status.
Read guideNon-resident mortgage in Spain: borrowing limits and eligibility
Non-resident borrowing in Spain is capped by three rules in combination: LTV (typically 60–70% of the lower of price or valuation), DTI (combined debt payments under 30–35% of net income, stress-tested) and term (loan must usually be repaid by age 70–75). Whichever rule binds first determines your borrowing limit.
Read guideThe real risks of buying property in Spain — and how to mitigate them
Buying property in Spain is well-regulated, but specific risks recur for international buyers: hidden charges on the Nota Simple, unlicensed extensions, off-plan developer failure, tourist-licence refusal, currency-rate moves, and non-resident tax surprises. Each is manageable with the right professional process.
Read guideProperty taxes in Spain for foreign owners
Foreign property owners in Spain pay one-off purchase taxes (ITP or IVA + AJD), annual taxes (IBI, IRNR, possibly wealth tax), and on sale (capital gains plus plusvalía). Non-EU owners pay higher IRNR (24% vs 19%) and have narrower deductions than EU/EEA owners.
Read guideBuying property in Mojácar: prices, areas and what to know
Mojácar is a value-driven white-village destination on Almería's Costa de Almería with two distinct halves: the hilltop Mojácar Pueblo and the 7-km Mojácar Playa coastline. Prices remain 30–50% below comparable Costa del Sol towns, ITP is Andalucía's flat 7%, and the area suits buyers prioritising sun, value and a quieter pace over Marbella-level glamour.
Read guideCosta del Sol vs Costa Blanca: which coast suits you as a buyer?
The Costa del Sol (Málaga province, Andalucía) and Costa Blanca (Alicante province, Valencia) are Spain's two largest international-buyer coastlines. Costa del Sol is more international, more expensive and better-connected; Costa Blanca offers more property for the money, slightly cooler summers and a stronger Northern-European resident community.
Read guideApartment vs villa in Spain: how to choose
An apartment usually costs less to buy and run, is easier to lock and leave, and shares costs through the owners' community — but you follow community rules and, since April 2025, need community approval for new holiday lets. A villa gives privacy, land and control, but costs more to buy, maintain, insure and secure, and you carry every cost yourself.
Read guideSpanish Golden Visa: what changed in 2025 and the residency alternatives for property buyers
The Spanish Golden Visa — the residency-by-investment scheme that granted a residence permit to non-EU nationals investing €500,000 or more in Spanish real estate — was abolished on 3 April 2025 by Ley Orgánica 1/2025 of 2 January 2025 (published in the BOE on 3 January 2025), which removed the investor visa articles (63–67) from Law 14/2013. New applications based on property investment are no longer accepted. Existing Golden Visa holders keep their status and can continue to renew under the previous rules. Non-EU buyers who want residence in Spain now use the Non-Lucrative Visa (passive income), the Digital Nomad Visa (remote work), or a work/entrepreneur visa — none of which are granted for buying property alone.
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