Spain Property FAQs for International Buyers

Foreign buyers can usually apply for a Spanish mortgage, whether they are buying as residents or non-residents. The amount a bank may lend depends on several factors, including your income, age, deposit, country of tax residence, employment type, existing debts and the property itself. Non-residents are usually expected to provide a larger deposit than Spanish residents.

Our guide: Can foreigners get mortgages in Spain?

Many Spanish banks will consider lending up to around 70% loan-to-value for non-resident buyers. This means you may need to provide at least 30% deposit, plus enough funds to cover buying costs and taxes. The final amount depends on affordability, documents, property valuation and lender criteria.

Our guide: Non-resident mortgages in Spain

Buyers who are resident in Spain may be able to borrow up to around 80% of the purchase price or valuation. The exact amount depends on income, employment stability, debts, age, property type and the bank's affordability assessment. Residents still need to cover purchase costs, taxes and any difference between the valuation and the agreed price.

Our guide: Resident mortgages in Spain

As a guide, non-resident buyers should often expect to contribute at least 30% of the purchase price, plus buying costs and taxes. Spanish residents may be able to buy with around 20% deposit, depending on the lender. You should also allow for purchase costs, which are usually paid separately and are not normally fully covered by the mortgage.

Our guide: Spanish mortgage calculator

Self-employed buyers can apply for a Spanish mortgage, but the bank will normally need to see clear evidence of sustainable income. This may include tax returns, business accounts, bank statements and proof that the business is trading. The stronger and more consistent the income evidence, the easier the application is likely to be.

Retired buyers may be able to get a Spanish mortgage if they have suitable pension income, enough deposit and meet the bank's age criteria. Spanish lenders usually assess the mortgage term against the applicant's age at the end of the loan. This means the available term may be shorter for older applicants.

Our guide: Spanish mortgage lending criteria

Spanish banks assess whether the mortgage looks affordable based on your income, regular commitments, existing loans, credit cards, dependants, age and financial stability. They usually compare your monthly debt payments against your income. The exact calculation varies by lender, and some income types may be treated more cautiously than others.

Our guide: Check if you qualify for a Spanish mortgage

A Spanish mortgage pre-approval, sometimes called an agreement in principle, is an early assessment of your borrowing potential. It is not the same as a final mortgage offer, because the property, valuation and full underwriting still need to be checked. However, it can help you understand your budget before making offers.

Our guide: Check if you qualify for a Spanish mortgage

Spanish banks lend to foreign buyers all the time, so it is not hard if the basics are in place: a deposit of around 30% plus buying costs as a non-resident, stable income that keeps all your debt payments below roughly 40% of what you earn, a clean credit history and a complete set of documents. It becomes harder if you are self-employed with a short trading record, close to the maximum age, earning in a currency the bank treats cautiously, or have unpaid debts on record. A broker can tell you early which banks suit your profile.

Our guide: The Spanish mortgage guide

It depends on what the problem is and where it sits. Spanish banks cannot see a credit score from your home country, so they read your credit report for missed payments, defaults, court judgments and insolvency. Old problems that were paid long ago, on an otherwise clean recent record, are often workable. Active unpaid debts in any country, recent court judgments and current or recent bankruptcy usually mean a decline. In Spain, an entry on the ASNEF defaults register is close to a hard stop until it is cleared. A larger deposit and a clear written explanation can help with borderline cases.

Our guide: Spanish mortgages with bad credit

Spain has no credit score like the UK or the US. Banks check two registers instead. ASNEF is the largest private register of unpaid debts; an active entry, even for a small unpaid bill, will usually stop a mortgage until it is paid and removed. CIRBE is the Bank of Spain's central credit register, a plain record of borrowing of 1,000 euros or more with lenders in Spain; it is not a blacklist, and banks use it to confirm your existing debts. Both only cover Spain, so if you have never borrowed in Spain they will simply be empty and the bank will rely on the credit report from your own country.

Our guide: Credit scores in Spain explained

Getting mortgage guidance before viewing properties can save time and reduce risk. It helps you understand your likely budget, deposit requirement, buying costs and document needs before you start negotiating. This is especially important for non-residents, self-employed buyers and anyone with income from outside Spain.

Our guide: Check if you qualify for a Spanish mortgage

With a fixed-rate mortgage, your interest rate and monthly payment are usually fixed for the agreed period. With a variable mortgage, the rate normally changes in line with Euribor plus a bank margin. Fixed rates offer more certainty, while variable rates may rise or fall depending on market conditions.

Our guide: Fixed or variable mortgage in Spain?

Euribor is a European reference interest rate used by many banks when setting variable mortgage rates. A Spanish variable mortgage may be priced as Euribor plus a margin, such as Euribor plus 0.85%. If Euribor rises, payments can increase. If it falls, payments may reduce, depending on the mortgage terms. Euribor moves every day; our mortgage rates page shows the latest figure.

Our guide: Spanish mortgage rates and Euribor

Spanish banks offer three kinds of rate: fixed for the whole term, variable (Euribor plus a margin, usually reset once a year) and mixed (fixed for the first years, then variable). The same rates are generally offered to residents and non-residents; what differs is how much you can borrow. Rates move with Euribor and with competition between banks, so we publish the rates our lender desk is actually placing on our mortgage rates page and review them every month. Your own rate depends on your income, deposit and the bank.

Our guide: Spanish mortgage rates

Very few banks outside Spain will lend against a Spanish property. The international mortgage services that UK and other banks advertise are usually for people abroad buying in their home country, not the other way round. In practice there are two routes: a Spanish mortgage from a Spanish bank, which lends to non-residents from most countries, or raising money against a property you already own at home and buying in Spain with cash. The right one depends on the rates, costs and currency risk of each.

Our guide: Do UK banks offer Spanish mortgages?

You can go to Spanish banks directly, but each one runs its own application, often only in Spanish, and a bank can only offer its own products. A broker compares several banks at once, knows which ones lend to your nationality and income type, prepares the documents and negotiates the rate, fees and extras such as insurance. In Spain, mortgage brokers must be registered with the Bank of Spain, which supervises how they advise and how fees are disclosed, so check the registration number of anyone you use. Foxes is registered as D470.

Our guide: Choosing a mortgage broker in Spain

Yes. US citizens can get a Spanish mortgage on broadly the same terms as other non-residents, usually up to around 70% of the price. The bank will read your US credit report for missed payments and defaults rather than your score, and will ask for tax returns, payslips or business accounts and bank statements. Income in dollars is accepted, sometimes with an allowance for exchange-rate risk. Some Spanish banks are cautious with American clients because of FATCA, the US law that makes banks report accounts held by US persons, so it helps to go to the banks that actively accept them.

Our guide: Spanish mortgages for US citizens

Yes. Spanish banks lend to residents of the UAE and the rest of the Gulf, usually up to around 70% of the price. Because there is no personal income tax, there is no tax return to show, so the bank assesses your income from your employment contract, a salary certificate from your employer, six months of bank statements showing the salary arriving, and a credit report from your country of residence, such as an AECB report. Self-employed and business owners can also apply with company documents.

Our guide: Spanish mortgages for UAE and Gulf residents

Most Spanish banks want the mortgage to end by the time the oldest applicant is around 75, and many set about 65 as the maximum age to take one out; a few lenders go slightly higher. The older you are, the shorter the term the bank will offer, which raises the monthly payment and so the income you need. Pension income is accepted, and a younger co-applicant can sometimes help with the term.

Our guide: Spanish mortgage lending criteria

Yes. Spanish banks accept income in pounds, dollars, dirhams and most other major currencies. Some lenders reduce the income they count, or apply a stricter affordability limit, to allow for exchange-rate movements. Your payments will be in euros, so if you earn in another currency the cost of each payment in your own currency will change as exchange rates move. It is worth allowing for that when you choose the loan amount and term.

Our guide: Non-resident mortgages in Spain

Spanish mortgage approval can take several weeks, depending on the bank, buyer profile, document quality and property valuation. Straightforward cases may move more quickly, while self-employed, complex income or overseas document cases can take longer. Starting early is important, especially before signing binding purchase commitments.

Our guide: How long a Spanish mortgage takes

The FEIN (Ficha Europea de Información Normalizada) is the standard European document setting out the bank's binding mortgage offer: the amount, rate, term, payments and costs. Under the 2019 mortgage law the bank must give you the FEIN and the rest of the loan documents at least ten calendar days before you sign. During that time you must also attend a free meeting with the notary, in person or through a representative with power of attorney, where the notary checks that you understand the terms. The period cannot be waived, so it needs to be built into your completion date.

Our guide: How long a Spanish mortgage takes

Couples or co-buyers can apply for a Spanish mortgage jointly, even if one or both are non-residents or from different countries. The bank will assess the combined income, debts, profiles and documents of all applicants. Having one applicant with stronger income or residency status can sometimes improve the application. Each applicant will usually need to provide their own full set of documents.

When a fixed rate period ends on a Spanish mortgage, the loan typically reverts to a variable rate linked to Euribor plus a margin, unless you have agreed otherwise. At this point it is worth reviewing whether the new rate is competitive. You may be able to negotiate a new fixed rate with your existing lender, or consider remortgaging to another lender. There may be costs involved in changing the mortgage terms.

Our guide: Fixed or variable mortgage in Spain?

Spanish mortgages allow partial or full early repayment, and for mortgages signed since June 2019 the fee, known as the comisión por amortización anticipada, is capped by law. On a variable mortgage the cap is 0.25% of the amount repaid in the first three years, or 0.15% in the first five years, depending on the contract, and there is no fee after that. On a fixed mortgage the cap is 2% in the first ten years and 1.5% after that. Your contract can set a lower fee, so check it before you overpay.

Our guide: Early repayment and switching costs

Remortgaging a Spanish property is possible and may be worth considering if your circumstances change, if rates shift, or when a fixed period ends. You can either renegotiate with your current lender through a process called novación, or move to a new lender through a subrogación. There are legal and administrative costs involved in either route. Non-resident owners can remortgage Spanish properties just as they can when purchasing.

Our guide: Early repayment and switching costs

A mortgage subrogation, or subrogación, in Spain can refer to two things. A debtor subrogation is when a buyer takes over the seller's existing mortgage, keeping the same terms. A creditor subrogation is when a borrower moves their existing mortgage to a new lender. Both involve legal costs but can sometimes be cheaper than cancelling and arranging a new mortgage. Not all lenders accept incoming subrogations.

If your Spanish property has increased in value or you have paid down a significant portion of the mortgage, you may be able to borrow against the equity. This could be done through a further advance from your existing lender or by remortgaging. The lender will reassess affordability and carry out a new valuation. Spanish banks are generally conservative with lending against existing properties, particularly for non-residents.

As part of the mortgage approval process, the Spanish bank will instruct an approved valuation company to assess the property. The valuation determines how much the bank is willing to lend, since Spanish mortgages are based on the lower of the purchase price or valuation. The cost of the valuation is usually paid by the buyer. The report is the bank's document and is not a structural survey.

It is possible to buy a Spanish property through a Spanish or foreign limited company. However, Spanish banks are generally less willing to lend to company buyers than to individuals, and mortgage terms may be less favourable. There are also different tax implications for company ownership, including corporate tax on rental income and potential complications on sale. Taking both legal and tax advice before deciding on a purchase structure is strongly recommended.

For mortgages signed since 16 June 2019, Spanish law splits the costs. The bank pays the notary for the mortgage deed, the land registry fee, the gestoría and the stamp duty on the mortgage. You pay the bank's valuation of the property, any extra copies of the deed you ask for and, if the bank charges one, an arrangement fee. Your own lawyer's and broker's fees are separate. The costs of buying the property itself, such as transfer tax and the notary for the purchase deed, are still yours.

Our guide: What it costs to buy a property in Spain

Foreign nationals can buy property in Spain. You do not usually need to be resident in Spain to purchase a property, but you will need to complete the correct legal, tax and identity checks. Most buyers will need an NIE number, a Spanish bank account or suitable payment route, and professional support through the purchase process.

Our guide: How to buy a property in Spain, step by step

The buying process normally starts with understanding your budget and mortgage options. Once you find a property, you may sign a reservation agreement, instruct a lawyer, complete legal checks, sign a private purchase contract and then complete at the notary. If you need a mortgage, approval and valuation must also be completed before final purchase.

Our guide: How to buy a property in Spain, step by step

A typical Spanish property purchase can take around 6 to 12 weeks from reservation to completion, although it depends on the property, seller, legal checks, mortgage approval and buyer readiness. Purchases with mortgage finance, complex documents or legal issues may take longer. Cash purchases can sometimes move faster.

Our guide: How to buy a property in Spain, step by step

You do not always need to be physically present in Spain for every stage of the purchase. Many buyers use a lawyer and power of attorney to complete legal and administrative steps on their behalf. However, some stages, such as opening a bank account or signing certain documents, may depend on the bank, lawyer and setup used.

Our guide: Power of attorney for buying in Spain

A reservation contract is often signed after a buyer's offer is accepted. It usually involves paying a small deposit to reserve the property for a set period while legal checks and mortgage arrangements begin. Buyers should understand the terms before signing, including whether the reservation payment is refundable and under what conditions.

Our guide: How to buy a property in Spain, step by step

The private purchase contract normally confirms the agreed price, payment schedule, completion date, property details and obligations of both buyer and seller. A larger deposit is often paid at this stage. It is important to have legal advice before signing, because this contract can create binding commitments.

Our guide: The arras contract explained

At completion, the buyer and seller usually sign the public deed of sale before a Spanish notary. The notary checks identity, confirms the deed, records the transaction and ensures the formal transfer is completed correctly. If there is a mortgage, the mortgage deed is also signed as part of the process.

Our guide: Spanish legal and conveyancing

Remote purchases are possible in Spain, especially when buyers use a lawyer, mortgage broker and power of attorney. This can allow legal checks, document handling and completion to be managed without the buyer being present for every stage. However, buyers should be cautious and ensure they use trusted professionals.

Our guide: Power of attorney for buying in Spain

Spanish property auctions, including judicial auctions for repossessed properties, can offer opportunities to buy below market value. However, the process is different from a standard purchase. Buyers may have limited access to inspect the property beforehand, there may be sitting tenants or unresolved debts, and the purchase must usually be completed quickly. Legal advice before bidding is strongly recommended.

The most common type of arras contract in Spain is the arras penitenciales, where the buyer pays a deposit and both parties agree that if the buyer withdraws they lose the deposit, and if the seller withdraws they must return double the deposit. There are other types of arras, including arras confirmatorias, which work differently. The type of arras should be clearly stated in the contract. A lawyer should review any arras contract before signing.

Our guide: The arras contract explained

The escritura de compraventa is the full public deed of sale signed at the notary, which becomes the official title document once registered. The Nota Simple is a shorter extract from the land registry that shows key information about the property, including ownership, description and any charges. The Nota Simple is used during the buying process to check the property's status, while the escritura is the definitive proof of ownership.

Our guide: 36 Spanish words you need to buy a property

The catastro is a national administrative register that records information about all properties in Spain, including their location, size, use and cadastral value. It is separate from the land registry. The catastral reference number is used to identify properties for tax purposes, including IBI. Buyers should check that the catastral details match the property being purchased and that the land registry and catastro records are consistent.

Our guide: 36 Spanish words you need to buy a property

Spanish mortgage documents vary by lender and buyer profile, but usually include passport or ID, proof of income, recent bank statements, tax returns or tax certificates, credit report where available, employment or business evidence, and details of existing mortgages, loans or commitments. The bank may also ask for property documents once you have found a property.

Employed applicants are normally asked to provide recent payslips as evidence of income. The bank may also request an employment contract, employer letter, tax documents and bank statements showing salary payments. The aim is to confirm that the income is stable, regular and sufficient for the mortgage requested.

Spanish banks usually request recent bank statements as part of the mortgage application. These help the lender check salary or income receipts, regular spending, loan payments and general account conduct. Statements can also help explain savings, deposit funds and the overall financial profile of the applicant.

Many Spanish banks ask for tax documents to confirm income. This is particularly important for self-employed buyers, company directors and applicants with non-standard income. Employed applicants may also be asked for tax summaries or annual income statements, depending on their country and the lender's requirements.

Spanish banks may ask for a credit report, especially for buyers from countries where credit reporting is commonly used. This helps the lender understand existing debts, repayment history and financial behaviour. If a formal credit report is not available in your country, the bank may rely more heavily on bank statements and debt documents.

Our guide: Credit scores in Spain explained

Self-employed applicants are usually asked for more detailed documents than employed applicants. These may include personal and business tax returns, accounts, bank statements, accountant letters, company documents and proof the business is active. The bank will want to see that income is stable, sustainable and properly declared.

Translation requirements depend on the lender, document type and language. Some Spanish banks are comfortable reviewing documents in English, while others may ask for translations, especially for tax, legal or business documents. If translations are needed, the bank or lawyer may specify whether official translations are required.

When buying property in Spain, you need to budget for more than the purchase price. The largest cost is usually purchase tax. For resale properties, this is normally ITP transfer tax, which is between 4% and 13% depending on the region, and between 6% and 10% in most of Spain. For new build residential property, buyers usually pay 10% IVA instead of ITP, plus AJD stamp duty. You should also allow for notary fees, land registry fees, legal fees and any mortgage-related costs.

Our guide: Purchase costs calculator

When buying a resale property in Spain, buyers usually pay ITP, or Property Transfer Tax. The rate is set by the autonomous region, so the amount varies across Spain. As a rough guide, most regions charge between 6% and 10%, the Basque Country charges 4%, and some regions use bands that rise with the price. For example, Andalucia charges 7%, Madrid 6% and Murcia around 8%. Valencia charges 9% since June 2026 (11% above 1 million euros), and Catalonia charges 10% up to 600,000 euros, rising in bands to 13% above 1.5 million euros.

Our guide: Purchase costs calculator

New build residential property in Spain is usually taxed differently from resale property. Instead of ITP, buyers normally pay 10% IVA, which is Spanish VAT. Buyers also usually pay AJD stamp duty, with the rate varying by region. In many cases, the total tax bill on a new build is therefore 10% IVA plus AJD, before adding legal, notary, registry and mortgage-related costs.

Our guide: Purchase costs calculator

ITP stands for Impuesto sobre Transmisiones Patrimoniales. It is the transfer tax usually paid when buying a resale property in Spain. The rate depends on the autonomous region where the property is located. It ranges from 4% to 13% across Spain and is between 6% and 10% in most regions. Some regions apply flat rates, while others may have reduced or progressive rates depending on the buyer, property value or circumstances.

Our guide: Purchase costs calculator

IVA is Spanish VAT. It usually applies when buying a new build residential property from a developer, rather than a resale property from a private seller. For most new build residential properties, IVA is usually 10% of the purchase price. Some subsidised or protected housing may be treated differently, and the Canary Islands use IGIC instead of mainland IVA.

Our guide: Purchase costs calculator

AJD stands for Actos Juridicos Documentados. It is a stamp duty that often applies when buying a new build property and signing certain public documents. The rate varies by region. As a broad guide, it is often around 0.5% to 1.5%, but buyers should check the exact regional rate before committing to a purchase.

Our guide: Purchase costs calculator

Yes. Property purchase taxes in Spain vary by autonomous region. This mainly affects resale purchases, where ITP is set regionally. As examples, Andalucia charges 7%, Madrid 6%, Murcia around 8% and the Basque Country 4%. Valencia charges 9% since June 2026 (11% above 1 million euros), and Catalonia charges 10% up to 600,000 euros, rising in bands to 13% above 1.5 million euros. Reduced rates may apply in some regions for certain buyers, such as young buyers, large families or main residence purchases.

Our guide: Purchase costs calculator

Spanish mortgages are usually based on the lower of the purchase price or bank valuation. Buying costs, including ITP, IVA, AJD, legal fees, notary fees and registry fees, are normally paid separately by the buyer. This means a buyer needs enough funds for both the deposit and the purchase costs. For many buyers, this means planning for the deposit plus roughly 10% to 12% extra, depending on property type and region. The costs of setting up the mortgage itself are mostly paid by the bank; you pay the valuation.

Our guide: Purchase costs calculator

A gestor, or gestoría, is a licensed administrative professional in Spain who handles bureaucratic tasks such as tax declarations, vehicle registration, social security matters and other official filings. Many foreign property owners use a gestor to manage their annual Spanish tax obligations, such as non-resident income tax and IBI payments. Their fees are usually modest and can save considerable time and stress.

Our guide: 36 Spanish words you need to buy a property

Notary fees in Spain are regulated and calculated on a sliding scale based on the purchase price. They are not freely negotiable. As a rough guide, they often range from around 600 to 1,500 euros or more for typical residential purchases, though the amount depends on the price and complexity. The buyer pays the notary for the purchase deed. If you take a mortgage, the bank pays the notary for the mortgage deed, as it has for all mortgages signed since June 2019; you only pay for any extra copies you ask for.

Our guide: Purchase costs calculator

After completing at the notary, the purchase deed must be registered at the land registry. Registration fees are calculated on an official scale based on the property value. They are typically somewhat lower than notary fees. If there is a mortgage, the mortgage deed is registered too, but the bank pays that fee for mortgages signed since June 2019. Registration is usually handled by the lawyer or gestor as part of the completion process.

Our guide: Purchase costs calculator

Several autonomous regions in Spain apply reduced ITP rates for specific categories of buyer. These may include buyers under a certain age, buyers purchasing their first main home, large families, people with disabilities, or properties below a certain value. The availability and terms vary considerably by region. Buyers who may qualify should check with their lawyer or tax adviser before completion, as the reduced rate must usually be applied for correctly at the time of purchase.

The IVA rate on commercial property, plots of land and certain other property types in Spain is usually 21%, rather than the 10% that applies to new build residential homes. This can significantly affect the total cost of the purchase. Some buyers also pay AJD stamp duty on top. If you are buying a property for commercial use, a plot or anything other than a standard residential home, checking the correct tax treatment carefully before committing is important.

Although it may not always be legally required, using an independent Spanish property lawyer is strongly recommended. Your lawyer can check ownership, debts, planning status, licences, contracts and completion documents. They act for you, not the seller or estate agent, which is especially important when buying from abroad.

Our guide: Spanish legal and conveyancing

A lawyer in Spain is called an abogado, or abogada for a woman. The abogado acts for you: they check the property, review contracts and look after your interests. A notario, or notary, is different: a public official who signs and certifies the deeds, is neutral between buyer and seller and does not advise either side. You may also meet a gestor, who handles administrative filings, and a procurador, who represents clients in court. For a purchase, the person working for you is the abogado.

Our guide: What is a Spanish lawyer called?

Lawyers' fees in Spain are not set by law. For a standard purchase, many charge around 1% of the price plus 21% IVA, usually with a minimum fee, and some quote a fixed fee instead. Check what the quote includes, such as the NIE, power of attorney, opening a bank account, checking the mortgage offer and registering the property afterwards, as these can be extras. Ask for the quote in writing before you instruct anyone.

Our guide: Spanish legal and conveyancing

A Spanish property lawyer usually checks that the seller owns the property, whether there are debts or charges, whether the property is correctly registered, and whether there are legal or planning issues. They also review contracts, coordinate with the notary and help make sure the purchase is completed correctly.

Our guide: Spanish legal and conveyancing

A Nota Simple is an official land registry extract that shows important information about a property, such as ownership, description, registered charges and mortgages. It is one of the first documents a lawyer may review when checking a property. It helps confirm whether the seller and property details match the proposed purchase.

Our guide: 36 Spanish words you need to buy a property

An NIE, or Numero de Identificacion de Extranjero, is an identification number for foreigners in Spain. It is commonly needed for property purchases, tax payments, bank accounts and other official processes. Having an NIE does not automatically make you a Spanish resident.

Our guide: The NIE explained

Most foreign buyers need an NIE to complete a property purchase in Spain and pay the relevant taxes. You may not need it at the very first viewing stage, but it should be arranged early to avoid delays. Your lawyer can usually advise on the best way to obtain it.

Our guide: How to get your NIE fast

Power of attorney allows another person, often your lawyer, to act on your behalf for specific parts of the buying process. This can be useful if you are not in Spain for every stage. The powers granted should be clear and limited to what is needed for the purchase.

Our guide: Power of attorney for buying in Spain

A thorough legal check before buying in Spain should cover: confirming the seller's ownership via the land registry, checking for existing charges or mortgages on the property, verifying there are no outstanding community fee arrears, checking IBI tax is up to date, reviewing planning status and any building licences, confirming the property matches its registered description, and checking for any legal proceedings or restrictions affecting the property.

Our guide: Spanish legal and conveyancing

In Spain some debts stay with the property rather than the seller. A mortgage or other charge registered against it must be cancelled at completion, usually paid from the purchase money at the notary. Unpaid community fees for the current year and the previous three years can be claimed from the new owner, which is why the seller must provide a certificate from the community administrator at completion. Unpaid IBI can also be claimed against the property. Your lawyer checks the Nota Simple, the community certificate and the IBI receipts, and arranges for anything outstanding to be paid or held back from the price.

Our guide: Spanish legal and conveyancing

A cédula de habitabilidad is a certificate issued by the regional government confirming that a home meets the minimum standards to be lived in. It is still used in regions such as Catalonia, the Balearic Islands, the Canary Islands, Murcia and Navarre, where it can be needed to sell, rent or connect utilities, and it is usually valid for 10 to 15 years. Other regions, including Andalucia, Madrid, Valencia and Galicia, no longer issue it and rely on the town hall's first occupation licence (licencia de primera ocupación) or a declaration of compliance instead. The two are different documents: the licence confirms the building matches its planning permission, while the cédula confirms it is fit to live in. Your lawyer will check which applies to the property.

Once a private purchase contract has been signed, both parties are usually bound by its terms. If the seller pulls out, they may be required to return double the buyer's deposit as compensation, depending on how the contract is structured. If only a reservation agreement has been signed, the position may be less clear and depends on the terms. Buyers should ensure their lawyer checks the contract terms before signing.

Our guide: The arras contract explained

If you withdraw from a purchase after signing a reservation agreement, you may lose your reservation deposit, depending on the terms. If you have signed a private purchase contract and withdraw, you will typically lose the deposit paid at that stage. The exact consequences depend on the contract wording. It is important to understand what you are committing to before signing any contract.

Our guide: The arras contract explained

Spain does not require buyers to commission a structural survey, unlike some other countries. However, having an independent survey carried out before completing on an older or rural property is strongly advisable. It can identify structural issues, unauthorised works, damp, drainage problems or other defects that could be costly to fix. The bank's mortgage valuation is not a structural survey and does not protect the buyer.

When buying a new build or off-plan property in Spain, any deposits or stage payments made before completion should be protected. Spanish law requires developers to provide either a bank guarantee or an insurance policy covering buyer deposits in the event the development does not complete or the developer becomes insolvent. Buyers should ensure these protections are in place and check the terms carefully before paying any money.

Our guide: Buying off-plan in Spain

Owning property in Spain means Spanish succession law may apply when you die. Under the EU Succession Regulation, which Spain applies whatever your nationality, you can choose in your will for the law of your nationality to govern your whole estate, including your Spanish property. This works for UK, US and other non-EU nationals as well as EU citizens. Without that choice, the law of the country where you were habitually resident when you died usually applies. Spanish inheritance tax is separate: it is paid by the beneficiaries and varies significantly by region. Taking legal advice on making a Spanish will is strongly recommended for property owners.

Making a Spanish will specifically covering your Spanish assets is widely recommended. It can simplify the inheritance process, reduce delays and costs for your beneficiaries, and allow you to specify how you want your Spanish property dealt with. It should be drafted by a qualified Spanish lawyer or notary and registered in the Spanish central will registry. Having a Spanish will does not replace your home country will, but the two need to be coordinated.

Spanish properties must have a valid energy performance certificate, known as a certificado de eficiencia energética, when they are sold or rented. The certificate rates the property from A to G for energy efficiency. It is the seller's responsibility to provide it. Buyers should check the rating as part of their due diligence, as it can indicate future running costs and any works that may be needed to improve the property's efficiency.

You do not usually need Spanish residency to buy property in Spain. Many international buyers purchase as non-residents. However, residency status can affect mortgage options, tax treatment, healthcare, how long you can stay in Spain and what documents you may need.

Owning a property in Spain does not automatically grant residency or the right to live in Spain permanently. Your ability to live in Spain depends on your nationality, visa status and residency position. EU citizens and non-EU citizens have different rules, so it is important to check your situation before planning a move.

Buying a Spanish property does not normally give you residency by itself. You may still need to apply for the appropriate visa or residency status depending on your nationality and plans. Property ownership can be part of your wider move to Spain, but it should not be confused with immigration permission.

No. Spain ended its golden visa, which gave residency to non-EU buyers who invested 500,000 euros or more in property, on 3 April 2025. New applications are no longer accepted, although people who already hold one can renew it. Buying a property in Spain now has no link to residency, so non-EU buyers who want to live in Spain need another route, such as the non-lucrative visa or the digital nomad visa.

Our guide: How to stay in Spain longer than 90 days

Since Brexit, UK nationals are generally treated as non-EU visitors for short stays in Spain and the wider Schengen Area. This usually means a limit of 90 days in any rolling 180-day period without a visa. The same rule applies to buyers from the US, Canada, Australia, the UAE and other countries outside the EU. This limit applies per person, not per property, and owning a home in Spain does not extend your permitted stay. Buyers who want to spend longer in Spain should take advice on visa and residency options.

Our guide: How to stay in Spain longer than 90 days

The 90 days in any 180-day period rule for non-EU visitors has not changed, and owning a home in Spain still does not extend it. What has changed is enforcement: the EU Entry/Exit System has been recording non-EU travellers' entries and exits digitally since October 2025, and has applied at all borders since April 2026, so overstays are now spotted automatically. A separate online travel authorisation, ETIAS, is expected to follow for visa-free visitors. To stay longer you need a visa or residency permit.

Our guide: Could the 90/180-day rule change?

The Spanish non-lucrative visa, sometimes called the NLV, is a residency option for non-EU nationals who want to live in Spain but not work there. Applicants must demonstrate sufficient passive income or savings to support themselves without employment. Requirements include proof of income, private health insurance, a clean criminal record and accommodation in Spain. It is typically granted initially for one year and can be renewed.

Our guide: How to stay in Spain longer than 90 days

Spain introduced a digital nomad visa to attract remote workers who earn income from outside Spain. Applicants must be able to show they work remotely, that their main income comes from non-Spanish clients or employers, and that they meet income thresholds. It offers a more flexible route to Spanish residency for those who work online. Tax implications, including potential access to the Beckham Law regime, should be considered.

Our guide: How to stay in Spain longer than 90 days

The Beckham Law, formally known as the Special Expats Tax Regime, allows people who become Spanish tax residents under certain conditions to pay a flat 24% rate on Spanish-sourced income up to a threshold, rather than the standard progressive rates. It can be beneficial for higher earners moving to Spain. Not everyone qualifies, and the rules and thresholds have changed over time. Taking specialist tax advice before applying is important.

A visa is typically applied for from outside Spain and grants permission to enter and stay. Once in Spain, residents usually need to register and obtain a residency certificate or TIE card depending on their nationality and circumstances. EU citizens have a different process from non-EU citizens. The NIE number is separate and used for tax and administrative purposes, though it is obtained as part of the broader residency process.

You are normally a Spanish tax resident for a calendar year if you spend more than 183 days in Spain in that year, if the main centre of your work, business or financial interests is in Spain, or, unless you prove otherwise, if your spouse and dependent children live in Spain. Tax residents pay Spanish income tax on their worldwide income and may have to declare overseas assets worth more than 50,000 euros on Modelo 720. Owning a Spanish home does not make you tax resident by itself. If two countries both treat you as resident, the tax treaty between them decides.

Residency in Spain is generally based on your personal circumstances, such as income, employment, family ties or visa type, rather than property ownership alone. Selling a property does not automatically cancel residency. However, if your residency was linked to having accommodation in Spain or to income from the property, you may need to demonstrate you still meet the residency criteria in other ways.

The padrón is the municipal register of residents. Registering on the padrón at your Spanish address is required for accessing various public services, including healthcare in some cases, and may be needed for residency applications and other official processes. Registration is done at the local ayuntamiento. Both residents and some long-stay visitors may need to register.

Healthcare requirements depend on your nationality, residency route and personal circumstances. Some people can access public healthcare through employment, social security contributions or pension arrangements. Others may need private health insurance, especially when applying for certain visas or residency permissions.

Our guide: Healthcare in Spain for foreigners

Spain has a universal public health system that is free at the point of use for people registered in it, with a contribution towards prescriptions. You usually qualify by working and paying social security, by receiving a state pension from Spain or, for some pensioners, from another country through an S1 form, or by joining a regional pay-in scheme after a period of residency. Visitors and non-resident owners are not covered and need travel or private health insurance, and most residency visas require private cover that meets set conditions.

Our guide: Healthcare in Spain for foreigners

Eligible UK pensioners moving to Spain may be able to use an S1 form to access Spanish public healthcare. This depends on personal circumstances and current eligibility rules. It is important to confirm healthcare arrangements before moving, especially if you need cover for a visa or residency application.

Our guide: Healthcare in Spain for foreigners

An S1 form is used by some eligible people, including certain pensioners, to access public healthcare in another country. For Spain, it may allow qualifying applicants to register for healthcare through the Spanish system. Eligibility depends on your circumstances and should be checked before relying on it.

Our guide: Healthcare in Spain for foreigners

Buyers often need to transfer money to Spain for deposits, taxes, fees and completion funds. This can be done through a bank or a currency specialist. Exchange rates, transfer times, proof of funds and payment deadlines all matter, so it is sensible to plan transfers early rather than waiting until completion.

Some buyers use their normal bank, while others use a currency specialist to manage exchange rates and international transfers. The right option depends on the amount being transferred, timing, fees, exchange rate, service and security. Buyers should make sure any provider is properly regulated and suitable for large property payments.

Exchange rates can affect your real buying budget. If your income or savings are in another currency, a movement in the exchange rate can change how many euros you have available. Some buyers exchange in stages or use currency tools to reduce uncertainty. The best timing depends on your risk tolerance and payment schedule.

Spanish banks, lawyers and other professionals may need proof of funds for anti-money laundering checks. This can include bank statements, savings records, property sale evidence, investment statements, inheritance documents or business income records. The aim is to show that the funds are legitimate and traceable.

Many buyers use a Spanish bank account to manage mortgage payments, taxes, utility bills, insurance and community fees. If you are taking a Spanish mortgage, the lender will usually require an account with them or another Spanish bank. Your lawyer or broker can advise when the account should be opened.

Non-residents can often open a Spanish bank account, but each bank has its own process and document requirements. You may need a passport, proof of address, proof of income or employment, tax information and sometimes an NIE. Some banks require an in-person appointment, while others may offer remote options.

Documents vary by bank, but common requirements include passport or national ID, proof of address, tax identification details, employment or income evidence, and sometimes an NIE. If the account is linked to a mortgage application, the bank may also ask for wider financial documents.

Buying a new build property in Spain can be different from buying a resale property. Taxes are usually different, payment may be made in stages, completion may be months or years away, and the mortgage process may depend on the construction timeline. Buyers should check guarantees, licences, payment protection and completion conditions.

Our guide: Buying off-plan in Spain

It is possible to get a mortgage for a new build property in Spain, but the lender usually completes the mortgage near the final purchase stage, not at the start of construction. Buyers should understand how deposits, stage payments and final mortgage approval work before committing to an off-plan or new build purchase.

Our guide: Buying off-plan in Spain

New build purchases in Spain are usually subject to IVA and AJD stamp duty. This is different from resale purchases, which usually involve ITP transfer tax. Buyers should also budget for legal fees, notary fees, land registry fees and any mortgage-related costs.

Our guide: Purchase costs calculator

Once you own a property in Spain, you will have regular costs beyond the mortgage. These usually include IBI, which is the annual council tax charged by the local authority, community fees if the property is part of a development or building, home insurance, utility bills, and general maintenance. Non-resident owners also have annual tax obligations in Spain. The exact amounts vary by property, location and type.

IBI stands for Impuesto sobre Bienes Inmuebles. It is an annual property tax charged by the local municipality based on the cadastral value of the property. The rate varies by municipality. IBI is payable by whoever owns the property on 1 January of that year. Buyers should check whether the seller has paid the current year's IBI before completing.

If your property is part of an urbanisation, apartment block or gated community, you will usually pay community fees. These cover the maintenance of shared areas such as gardens, pools, lifts, lighting and building insurance. The amount is set by the community of owners and varies considerably. Unpaid community fees can become a charge on the property, so buyers should check for arrears before completing.

Renting out a Spanish property is possible, but the rules vary by autonomous region. Most regions require a tourist rental licence for short-term holiday lets. Since July 2025 holiday and seasonal lets also need a registration number from the national rental register, and since April 2025 owners in a building or development need the approval of three fifths of the community before starting new holiday lets. You must also declare rental income to the Spanish tax authorities; non-residents from outside the EU and EEA are taxed on gross rental income. Some regions and towns restrict holiday lets in certain areas, so check the local rules before buying with rental income in mind.

Non-resident owners must declare rental income to the Spanish tax authority. For EU and EEA residents, some expenses may be deductible. For non-EU residents, tax is typically charged on the gross rental income without deductions. The tax rate and reporting frequency depend on the owner's tax residence. Rental income tax is reported quarterly or annually depending on the situation.

Non-residents who own a Spanish property but do not rent it out are still required to pay an annual imputed income tax. This is calculated on a small percentage of the property's cadastral value. It is sometimes called IRNR or non-resident income tax. The amount is usually modest, but it must be declared each year and failure to do so can result in penalties.

Spain has a wealth tax, the Impuesto sobre el Patrimonio, charged on net assets. Non-residents pay it only on their assets in Spain, and since 2021 every non-resident can use the rules of the region where those assets are. Most regions only tax wealth above 700,000 euros, and Madrid and Andalucia give full relief, so many owners there pay nothing. Separately, a solidarity tax on large fortunes applies to net wealth above 3 million euros, including for non-residents, at rates from 1.7% to 3.5%. Buyers with higher-value properties should take advice on their likely exposure.

When you buy a property in a block, development or urbanisation, you automatically become a member of the comunidad de propietarios. This body manages shared spaces such as pools, gardens, lifts and building fabric. It sets and collects community fees, appoints a president and an administrator, and holds annual meetings. Owners have voting rights and responsibilities. Checking the financial health and any pending decisions of the community before buying is advisable.

The cadastral value, or valor catastral, is an official valuation assigned to each property by the local authority. It is used as the basis for calculating IBI council tax, imputed income tax for non-residents and some other charges. It is usually lower than the market value, though the gap varies by area and how recently the values were reviewed. Buyers can usually find the cadastral value in the Nota Simple or IBI payment receipts.

When you sell a Spanish property at a profit, the gain is usually subject to capital gains tax in Spain. For non-residents, the tax rate is commonly around 19% for EU and EEA residents, and around 24% for others. Spanish residents pay capital gains tax on a progressive scale. There are exemptions in some cases, such as for residents selling their main home and reinvesting in another main home. Tax treaties between Spain and other countries may also affect the overall position.

Our guide: Selling property in Spain

When a non-resident owner sells a Spanish property, the buyer is legally required to retain 3% of the agreed purchase price and pay it directly to the Spanish tax authority as a withholding against any capital gains tax liability. This is known as the retención. If the seller's actual tax bill is lower than 3%, they can reclaim the difference. If it is higher, they must pay the balance. Sellers should plan for this when calculating net sale proceeds.

Our guide: Selling property in Spain

Plusvalía municipal is a local tax charged by the town hall when a property is sold, and it is usually paid by the seller. It taxes the increase in the value of the land. Since November 2021 you can choose the lower of two calculations: one based on the land's official cadastral value and the years you have owned it, or one based on the actual gain between your purchase and sale prices. If there was no gain, there is no tax. Sellers should check their likely plusvalía before agreeing a sale price.

Our guide: Selling property in Spain

The main costs for a seller in Spain usually include estate agent commission, capital gains tax on any profit, plusvalía municipal tax, any outstanding mortgage cancellation costs, and their own legal fees. Some costs are negotiable or can be shared with the buyer depending on the agreement. Sellers should calculate all costs carefully before accepting an offer.

Our guide: Selling property in Spain

Yes. You can sell without being in Spain by giving a Spanish lawyer power of attorney to sign at the notary on your behalf. As a non-resident seller, the buyer must hold back 3% of the price and pay it to the tax authority against your capital gains tax, and you then file a return to settle the difference. Plusvalía is also due to the town hall. Your lawyer can also cancel any mortgage from the sale proceeds and transfer the balance to your account abroad.

Our guide: Selling property in Spain

When calculating capital gains on a Spanish property, it is generally possible to deduct the original purchase price plus certain costs, such as ITP or IVA paid on purchase, legal fees, notary fees and land registry fees. Costs of significant improvements to the property may also be deductible. Selling costs such as agent fees and legal fees can usually be deducted from the sale proceeds. Keeping clear records of all purchase and improvement costs is important.

Our guide: Selling property in Spain

When you sell a mortgaged Spanish property, the outstanding mortgage balance is repaid from the sale proceeds at the notary. The lender will provide a redemption figure and cancellation documents. There may also be a cancellation fee depending on the mortgage terms. After the mortgage is cleared, the property title is transferred to the buyer free of the charge. If the sale price does not cover the outstanding mortgage, this creates a shortfall that must be resolved separately.

Our guide: Selling property in Spain

Spanish banks usually calculate the mortgage against the lower of the purchase price or the bank valuation. If the valuation is lower than the agreed price, the bank may lend less than expected. This can leave the buyer needing to provide more funds, renegotiate the price or reconsider the purchase.

If a Spanish mortgage is declined, the next step is to understand why. It could relate to affordability, documents, income type, credit history, age, property valuation or lender criteria. In some cases, another bank may take a different view. In others, the budget, deposit or property choice may need to change.

Our guide: Check if you qualify for a Spanish mortgage