Buyer's Guide
Buying property in Spain as a foreigner, step by step
When buying property in Spain as a foreigner you need an NIE, a Spanish bank account and documented funds for the deposit. Any nationality can buy. On a new build you pay 10% VAT and, in Andalusia, 1.2% stamp duty (AJD), plus notary and land registry fees. The usual process is reservation, a private contract with 20-30% and completion at the notary with the balance.
Can a foreigner buy property in Spain?
Yes. There are no nationality restrictions on buying a home in most of Spain. Whether you live in Sweden, the UK or the United States, the process is the same as for a Spaniard, with two extra steps.
The first is the NIE, your foreigner's tax identification number. The second is a Spanish bank account to pay taxes and bills from. We cover the NIE in detail in how to get an NIE.
Documents for buying property in Spain as a foreigner
- A valid passport (or national ID card if you are an EU citizen).
- Your NIE, which you can request at the Spanish consulate in your country or in Spain.
- A Spanish bank account for completion and bills.
- Proof of where your funds come from: the bank and notary ask for it under anti-money-laundering rules.
- If you need a mortgage: payslips, tax returns and recent bank statements.
If you cannot travel to sign, you can give your lawyer power of attorney. We explain how in buying remotely with a power of attorney.
The steps of the purchase, from reservation to keys
- Reservation. You pay a deposit, usually €3,000 to €10,000, and the home is taken off the market.
- Legal checks. Your lawyer reviews the land registry extract, the licence and, for new builds, the guarantee on stage payments.
- Private contract. You sign and pay 20-30% of the price, minus the reservation.
- Payments during construction, if buying off-plan, each covered by a bank guarantee or insurance.
- Completion at the notary. You pay the balance, get the keys and the purchase is recorded at the Land Registry.
For a finished home, everything can be done in 4 to 8 weeks. Off-plan, 18 to 30 months usually pass between reservation and keys. See the details in the new-build buying process.
How much it costs: taxes and fees
| Item | New build in Andalusia | Resale in Andalusia |
|---|---|---|
| Main tax | VAT 10% | Transfer tax (ITP) 7% |
| Stamp duty (AJD) | 1.2% | Included in ITP |
| Notary and land registry | Approx. 0.5-1% | Approx. 0.5-1% |
| Lawyer (optional, advisable) | Around 1% | Around 1% |
With these figures, budget 12 to 13% on top of a new home's price. In taxes when buying a new build we break it down with a real example.
Mortgages, residency and other details
Spanish banks lend to non-residents, but they usually finance 60 to 70% of the value. Have at least 40% plus costs ready. We look at it in mortgages for non-residents.
Buying does not give you residency. The real-estate Golden Visa ended in April 2025, as we explain in what happened to the Golden Visa. If you come from outside the EU, check how long you can stay each year.
Frequently asked questions
Do I need to be a resident to buy property in Spain?
No. A non-resident can buy exactly like a resident. You only need an NIE and, in practice, a Spanish bank account.
How long does buying a home in Spain take?
A finished home can complete in 4 to 8 weeks. If you buy off-plan, 18 to 30 months usually pass between reservation and handover.
Do I need a lawyer to buy in Spain?
It is not compulsory, but it is highly advisable if you do not speak Spanish or are buying off-plan. It usually costs around 1% of the price.
Can I buy from my home country without travelling?
Yes, with a power of attorney in favour of your lawyer. You sign it before a notary in your country with an apostille, or at a Spanish consulate.
Official sources
- Spanish Tax Agency (AEAT): NIE and non-resident obligations
- Spanish Ministry of Foreign Affairs: NIE at consulates
- Spanish Land Registry: nota simple
- Spanish Notaries' Council
General information checked on the date shown; it does not replace advice from a lawyer or tax adviser for your case.
