Knowledge pillar
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.
How to apply for a NIE
You apply with form EX-15 and pay the fee using form 790 código 012. In Spain this is done at a Foreigners' Office or designated National Police station, normally by appointment (cita previa). From abroad you can apply at a Spanish consulate. Many buyers instead give a Spanish lawyer a notarised power of attorney to apply on their behalf. Bring your passport, a copy, and a document showing why you need the NIE, such as a reservation contract.
- •Form: EX-15 (Solicitud de NIE y certificados)
- •Fee form: Modelo 790 código 012
- •Where: Foreigners' Office / Police in Spain, or a Spanish consulate abroad
- •Alternative: a lawyer with power of attorney
NIE vs residency vs tax residency
These are three separate things. A NIE is only an identification number for foreigners. Legal residency is permission to live in Spain: EU/EEA citizens register and receive a registration certificate; non-EU citizens need a visa or residence permit and a TIE card. Tax residency is decided by tax rules, not by your NIE or property — mainly the 183-day rule and where your main economic interests are.
The 183-day rule
An individual generally becomes a Spanish tax resident if they spend more than 183 days in Spain in a calendar year, or if their main economic interests are in Spain.
Residency routes for non-EU buyers
Since 3 April 2025 buying property no longer gives a route to residency: the investor (Golden) visa was abolished by Ley Orgánica 1/2025. Non-EU buyers who want to live in Spain use routes such as the Non-Lucrative Visa (passive income, no work in Spain) or the visa for international remote workers (Digital Nomad Visa). Requirements and income levels change, so confirm them with the Spanish consulate or an immigration lawyer before applying.
EU/EEA buyers
EU/EEA and Swiss citizens can live in Spain without a visa. If you stay longer than three months you must register in the Central Register of Foreigners and receive the registration certificate (often called the green certificate), which shows your NIE. Buying property only requires the NIE, not this registration.
Frequently asked questions
Do I need a NIE to buy property in Spain?
Yes. A NIE is required to sign the public deed of sale (escritura pública) and to register ownership in the Spanish Land Registry.
Does owning property in Spain give me residency?
No. Property ownership in Spain does not by itself confer residency. Residency requires a separate visa or registration process depending on nationality.
Is the Spanish Golden Visa still available?
No. New investor visas, including the €500,000 property route, ended on 3 April 2025 under Ley Orgánica 1/2025. Permits granted before then can still be renewed under the old rules. See our Golden Visa guide for the alternatives.