Knowledge pillar
Buying 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.
Can UK citizens still buy property in Spain?
Yes. There is no restriction on UK nationals owning property in Spain — Brexit did not change ownership rights. UK buyers go through the exact same purchase process (NIE, reservation, arras, escritura, Land Registry) as buyers from any other country.
The 90/180 Schengen rule
Since 1 January 2021, UK passport holders are third-country nationals in the Schengen area. You can spend a maximum of 90 days in any rolling 180-day period across Schengen — including Spain — without a visa. Owning property does not give you extra time.
- •90 days = combined total across all Schengen countries, not Spain alone
- •Overstays carry fines and future entry bans
- •Plan visits with a Schengen calculator if you split time with other EU countries
Visa routes for staying longer
UK buyers who want to spend more than 90/180 days in Spain need a visa. The Golden Visa closed on 3 April 2025. The two most common routes for UK property owners now are the Non-Lucrative Visa (passive income, no work in Spain) and the Digital Nomad Visa (remote work for non-Spanish employers).
Higher tax rates for non-EU residents
As non-EU nationals, UK non-residents pay 24% on Spanish rental income and imputed income (IRNR), versus 19% for EU/EEA residents. Allowable deductions are also narrower. Factor this into rental-yield calculations.
Mortgages for UK buyers after Brexit
Spanish banks still lend to UK buyers. Typical LTV for non-residents is 60–70% of the lower of purchase price or valuation. Some banks tightened underwriting on UK income post-Brexit; rates are broadly in line with other non-resident borrowers.
Healthcare and S1
UK State Pensioners moving to Spain can typically register an S1 form to access Spanish public healthcare paid by the UK. Working-age residents without S1 cover need private insurance or to contribute to Spanish social security.
Frequently asked questions
Can a British citizen still buy a house in Spain after Brexit?
Yes. Brexit did not change property ownership rights for UK citizens. You still need a NIE, a Spanish bank account, and to follow the standard purchase process. The main changes are immigration (90/180 rule, visas for longer stays) and higher non-resident tax rates.
How long can I stay in my Spanish property as a UK citizen?
Up to 90 days in any rolling 180-day period across the entire Schengen area, visa-free. To stay longer you need a Spanish residence visa (Non-Lucrative, Digital Nomad, or similar).
Is the Spanish Golden Visa still available to UK buyers?
No. The Spanish Golden Visa programme closed to new applications on 3 April 2025. Existing holders keep their status under the previous rules; new UK buyers need to apply for the Non-Lucrative or Digital Nomad visa instead.
Do UK buyers pay more tax in Spain than EU buyers?
Yes, on rental and imputed income. Non-resident income tax (IRNR) is 24% for non-EU residents (including UK) versus 19% for EU/EEA residents. Property purchase taxes (ITP, IVA, AJD) are the same for everyone.