Buying Guide · 9 min read
Can Non-EU Citizens Buy Property in Spain? A Complete Guide for Torrevieja Buyers
16 June 2025 · Hansson & Hertzell
Yes — Spain places no nationality restrictions on property purchases. Here is everything non-EU buyers need to know about NIE numbers, taxes, mortgages, and the Golden Visa.
The short answer is yes — there are no nationality restrictions on property ownership in Spain. Citizens of any country can purchase residential property in Spain, and foreign buyers from outside the EU are a significant and growing part of the Costa Blanca market. British buyers (post-Brexit), Americans, Canadians, Australians, South Africans, and buyers from the Middle East and Asia all purchase property here regularly.
That said, the process is more involved for non-EU buyers than for EU citizens, and there are important differences in taxes, residency rights, mortgage access, and legal structure that buyers need to understand before committing.
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The Right to Buy: No Restrictions
Spain does not impose restrictions on foreign property ownership based on nationality. A British citizen has exactly the same right to purchase, own, and sell residential property in Spain as a German or Swedish citizen. A US citizen has the same right. There are no quotas, no geographic restrictions, and no minimum investment requirements for pure residential purchases.
This openness to foreign buyers is consistent with Spain's broader economic policy and has been a cornerstone of the Costa Blanca property market for decades.
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What Non-EU Buyers Need Before Purchasing
NIE Number (Número de Identificación de Extranjero): Mandatory for all foreign buyers regardless of nationality. The NIE is Spain's foreign tax identification number — you cannot sign a notary deed, pay taxes, or open a Spanish bank account without one. Non-EU citizens apply for a NIE at a Spanish Consulate in their home country or at a police station in Spain. Processing times vary: 4–8 weeks at Spanish police stations, 4–12 weeks at consulates depending on volume. Apply as early as possible — ideally before you find the property you want to buy.
Spanish Bank Account: Not legally mandatory, but practically essential. IBI property tax, community fees, utility direct debits, and mortgage payments all flow through a Spanish bank account. Major Spanish banks (BBVA, Santander, CaixaBank) open non-resident accounts for non-EU citizens with a NIE, passport, and proof of address in the home country.
Spanish Property Lawyer: Strongly recommended for all buyers, non-negotiable for non-EU buyers navigating an unfamiliar legal system in a foreign language. Your lawyer conducts title searches, reviews contracts, ensures the property is free from charges and debts, and represents your interests at notary completion. Budget 1% of purchase price + IVA.
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Key Tax Differences for Non-EU Buyers
This is where non-EU buyers face material disadvantages compared to EU buyers.
IRNR (Non-Resident Income Tax) — Rental Income: EU/EEA residents can deduct expenses (management fees, maintenance, mortgage interest, depreciation, IBI, community fees) from rental income and pay 19% on the net figure. Non-EU residents pay 24% on gross rental income with no expense deductions. On a property earning €12,000/year gross, an EU buyer might pay €1,140 in tax (after €6,000 deductions at 19%). A non-EU buyer pays €2,880 (24% on the full €12,000). This materially affects investment yield calculations.
Capital Gains Tax on Sale: EU/EEA residents pay 19% on capital gains. Non-EU residents pay 24%. The 3% withholding mechanism at sale applies to all non-residents — the buyer withholds 3% of the total sale price and pays it to Hacienda as an advance against the seller's CGT liability.
ITP (Resale Transfer Tax): The same rate applies to all buyers regardless of EU status — 10% in the Valencian Community for properties up to €400,000.
IVA (VAT on New-Build): 10% regardless of buyer nationality.
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Residency Rights: The Critical Distinction
This is the most significant practical difference between EU and non-EU buyers.
EU citizens have the right of free movement and residence in Spain under EU law. An EU citizen can purchase property in Spain and spend as much time there as they like, live there permanently without any visa, and register as a Spanish resident with minimal bureaucracy.
Non-EU citizens (including UK citizens post-Brexit) do not have automatic right of residence. As a non-EU property owner, you are entitled to spend up to 90 days in any 180-day period in the Schengen Area under standard tourist entry rules. If you want to spend more time in Spain — whether as a seasonal resident, full-time retiree, or digital nomad — you need a specific visa.
Visa options for non-EU buyers who want to spend extended time in Spain:
The Non-Lucrative Visa (NLV) is the most common route for retirees and those with passive income. It permits residence in Spain without working. Requirements include proof of sufficient passive income (approximately €2,400/month for a single applicant in 2026), comprehensive health insurance, a clean criminal record, and accommodation in Spain (which owning a property satisfies). Applied for at the Spanish Consulate in your home country.
The Digital Nomad Visa (introduced 2023) permits residence for remote workers and freelancers earning income from outside Spain. Income threshold: €2,646/month minimum. Valid for 1 year initially, renewable for 2-year periods, with a path to permanent residency.
The Golden Visa (Investor Visa) previously granted residency rights to non-EU buyers investing €500,000+ in Spanish property. However, the Spanish government announced the closure of the Golden Visa programme for property purchases in early 2025, effective later that year. If Golden Visa residency was a significant factor in your purchase plans, this programme is no longer available. Alternative investment visa routes (venture capital funds, government bonds) remain open — discuss with an immigration lawyer.
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Mortgage Availability for Non-EU Buyers
Spanish banks lend to non-EU buyers, but on different terms than for residents:
Loan-to-value: Typically 60–65% LTV for non-EU non-residents, compared to 70–80% for Spanish residents. On a €200,000 purchase, expect a maximum mortgage of €120,000–€130,000.
Documentation requirements: Typically 6–12 months of bank statements, 2 years of tax returns in your home country, proof of employment or pension income, and a property valuation by a Spanish bank-approved valuer.
Interest rates: Variable rates linked to Euribor (currently approximately 3.5–4.0% for non-residents in 2026). Fixed rate options available at similar rates over shorter periods.
Currency considerations: If your income is in a non-Euro currency (GBP, USD, AUD), exchange rate movements affect your effective purchase cost and your ability to service the mortgage. This is a risk factor worth modelling before committing to Spanish financing.
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Buying in Torrevieja as a Non-EU Resident
Torrevieja specifically has a large, established community of non-EU buyers — particularly British (post-Brexit) and Ukrainian/Russian buyers, as well as growing numbers from North America, Australia, and South Africa.
The infrastructure to support non-EU buyers is well-developed: English-language legal firms experienced in non-EU purchases, gestorías familiar with international documentation requirements, and banks accustomed to dealing with non-EU mortgage applications.
For British buyers specifically, the 90-day Schengen rule is the most significant practical constraint. Many British owners have adapted their usage pattern: spending two 45-day periods in Spain (spring and autumn) interspersed with time in the UK or non-Schengen countries. Others have pursued Non-Lucrative Visas to enable longer stays. The market has adapted to this reality.
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Frequently Asked Questions
Can I buy Spanish property in my own name as a non-EU citizen? Yes, absolutely. Non-EU citizens purchase in their own names routinely. A Spanish company structure is occasionally used for tax planning purposes but adds complexity and is not the standard approach for residential purchases.
Does buying property give me the right to live in Spain? No. Property ownership does not confer any residency rights for non-EU citizens. You remain subject to the 90-day Schengen limit unless you obtain a specific visa (Non-Lucrative, Digital Nomad, or other).
Is the Golden Visa still available? For property purchases: no. The programme was closed for property investment in 2025. Other investment categories may still apply — consult an immigration lawyer for current options.
Do I pay more tax than an EU buyer? Yes, in some respects. Non-EU residents pay 24% on gross rental income (vs EU residents who pay 19% on net income after deductions) and 24% on capital gains (vs 19% for EU residents). Acquisition taxes (ITP, IVA) are the same for all buyers.
Can I get a Spanish mortgage as a non-EU buyer? Yes. At lower LTV ratios (60–65%) and with more extensive documentation requirements than for Spanish residents, but Spanish banks lend to non-EU buyers routinely.
What happens to my 90-day allowance if I spend time in other Schengen countries? All Schengen Area countries share the same 90-in-180-days allowance. Time spent in France, Italy, Germany, or any other Schengen country counts against the same pot as time in Spain. Plan carefully.
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Next Steps
Buying property in Spain as a non-EU citizen is entirely feasible with the right preparation and professional support. The NIE, the right legal representation, and a clear plan for your intended residency pattern are the three fundamentals to sort before you begin seriously viewing properties.
At Hansson & Hertzell, we work with non-EU buyers regularly and can connect you with immigration lawyers, gestorías experienced in non-EU documentation, and mortgage advisors who work across multiple currency profiles.
Contact us to begin the conversation, or browse our current Costa Blanca listings to see what's available in your budget.
Frequently Asked Questions: Non-EU Citizens Buying in Spain
Can I buy property in Spain on a tourist visa? Yes. You can sign purchase documents, open a bank account, and obtain your NIE while in Spain on a tourist visa (Schengen, 90 days). You do not need a residence permit to purchase property. The right to reside is a separate question from the right to purchase.
What documents do I need to bring from my home country? The essential documents for a non-EU buyer are: valid passport (with at least 6 months remaining), proof of funds (bank statements showing the purchase price and costs), and, if you have one, an existing power of attorney for a Spanish representative. Everything else — NIE application, bank account opening, property purchase documents — is handled in Spain.
Will buying property in Spain give me the right to live there? Not automatically. Purchasing property grants you the right to visit Spain within the Schengen 90/180-day rule. To live in Spain full-time, you need a visa — either a Non-Lucrative Visa (passive income requirement), Digital Nomad Visa (remote work), or formerly the Golden Visa. Always separate the investment decision from the residency question and take specialist immigration legal advice.
How long does the NIE application process take? Applying at the Spanish consulate in your home country typically takes 2–6 weeks. Applying in person at a Spanish Foreigner's Office (Oficina de Extranjería) is faster — often same-day or next-day — but requires an appointment which can take 2–4 weeks to schedule. During peak summer periods, appointments at Alicante's Oficina de Extranjería can be 6–8 weeks out. Your lawyer can often facilitate the NIE process via power of attorney so you do not need to be present.
Is there a minimum purchase price for non-EU buyers? No minimum. Non-EU buyers can purchase at any price point. Note that the Golden Visa programme (which required a minimum €500,000 purchase) was closed to new applicants in April 2024.
