Buying property in Spain without residency

In brief

You do not need a residence permit to buy a home in Spain: a non-resident foreigner is entitled to purchase property, and the foreign investment rules only require a declaration [4].
For an individual without Spanish citizenship, the tax number is the NIE. If you have no NIE, the tax authority may assign a NIF (a number with the letter M) for transactions with tax consequences [3].
The police must decide on an NIE request based on “economic interest” within 5 days, and silence means refusal. From abroad, the request goes through a Spanish consulate [1][2].
A property purchase by a non-resident for more than €500,000 counts as foreign investment and is declared in the Registro de Inversiones after the transaction, usually through the notary [4].
Buying a home does not give you a residence permit: articles 63-67 of Ley 14/2013 (the investor visa) were repealed on 3 April 2025, and only transitional rules for old applications and documents already issued still apply [5].

Do you need a residence permit to buy a flat in Spain?

No. We found no residence permit requirement for a purchase either in the foreign investment rules or on the tax authorities’ pages. For non-resident foreigners, Real Decreto 571/2023 on foreign investment sets up a declaration procedure, not an authorisation: a property purchase by a non-resident for more than €500,000 is classed as an investment that is declared in the Ministry’s Registro de Inversiones after the transaction. If a Spanish notary handled the transaction, the notary passes the information on through the Consejo General del Notariado, and a buyer who has given the notary all the details is exempt from filing a declaration personally [4].

There are exceptions. Prior authorisation is required for non-EU states buying buildings for embassies and consulates. For investments from jurisdictions on the list in Orden HFP/115/2023, the declaration is filed in advance [4]. Who counts as a “non-resident” for the purposes of Real Decreto 571/2023 is defined by article 2 of Ley 19/2003, and we have not examined that definition in detail.

What does a foreigner need to buy a home?

The practical minimum: a tax number, a check of the property and a notarial transaction. For a foreigner the number is the NIE, and anyone who does not have one is issued a NIF by the tax authority, starting with the letter M [3]. The tax return for the transaction, modelo 600, states the buyer’s NIF [6].

NIE. Article 205 of Real Decreto 1155/2024 allows people with economic, professional or social ties to Spain to request one. You must not be in Spain irregularly, and you must state your reasons [1].
Application. Form EX-15, the fee under modelo 790 código 012 paid at a bank, and filing with the police, at an Oficina de Extranjería or a police station. From abroad, the request is filed through a consulate [2].
Property check. The entry in the Registro de la Propiedad, charges, debts to the comunidad. More in the article on the nota simple.
Notarial transaction and tax. After the escritura, the buyer pays ITP or IVA and AJD; in Catalonia the rates are published by the Agència Tributària de Catalunya [7]. See the article on taxes when buying.
Registration. The escritura is registered in the Registro de la Propiedad.

By law, the decision on an NIE is due within 5 days, and if there is no reply, the application is deemed rejected [1][2]. We found no actual processing times in official sources; they are covered in the article on waiting for an NIE.

Does buying property give you a residence permit?

No. Ley Orgánica 1/2025 repealed articles 63, 64, 65, 66 and 67 of Ley 14/2013, which were the basis of the investor visa for buying property (Golden Visa). The law came into force three months after its publication in the BOE on 3 January 2025, that is, on 3 April 2025 [5].

The transitional rules are as follows. Investors who applied before the law came into force receive the document under the previous rules, and visas and permits already issued remain valid for the period for which they were granted. Renewal applications are assessed under the rules in force on the date the original permit was issued [5]. For a new buyer, this means a flat is not in itself grounds for a residence permit. The grounds are chosen separately: remote work (DNV), funds without working (no lucrativa), family or study; a general overview is on the residence permit in Barcelona page. More detail in the article on buying property and the closed Golden Visa.

Is the tax different for a non-resident?

On the Agència Tributària de Catalunya pages about ITP rates we found no separate rate for non-residents: the rate depends on the value and type of purchase, and special rates, for example 5% for the main home of young people, large families and other categories, depend on how the home is used [7]. This does not mean there are no other tax obligations: an owner who does not live in Spain pays tax simply for owning the property. These depend on your case, so check them with a gestor. More: buying as a non-resident, step by step.

What depends on the case?

Whether a non-resident can get a mortgage, the source of funds, the payment method and whether the transaction can be completed without you being present all depend on the case: these are decided by the bank, the notary and you together with a lawyer. We did not find an official list of restrictions for foreigners based on where the property is located, and we do not claim that there are none. Before paying a deposit, have the property and the contract checked by a lawyer, and the tax questions by a gestor. Your first conversation with ReloVictory: consultation.

Frequently asked questions

Can you buy property in Spain without a residence permit?

Yes, you do not need a residence permit to buy: a non-resident foreigner can buy a home, and a transaction over €500,000 is declared in the Registro de Inversiones (Real Decreto 571/2023). The transaction requires a tax number, which for a foreigner is the NIE [3][4].

Do you need an NIE to buy a flat?

You need a tax number, and for a foreigner that is the NIE. If you have no NIE, the tax authority assigns a NIF starting with the letter M. Ask the notary in advance which document they will require in your case, before you sign the deposit agreement [3].

How long does it take to get an NIE for a purchase?

By law, the police decide on the request within 5 days of its entry in the registro, and silence counts as refusal. The actual time in Barcelona depends on appointments and workload; we found no official figures, so allow extra time before the transaction [1][2].

Does buying a flat give you a residence permit in Spain?

No. Since 3 April 2025 the Golden Visa for property has been closed, and articles 63-67 of Ley 14/2013 have been repealed. Transitional rules remain for old applications and documents already issued. The grounds for a residence permit are chosen separately from the purchase [5].

Does a foreigner have to declare a property purchase?

A property purchase by a non-resident for more than €500,000 is declared in the Registro de Inversiones after the transaction. If a notary handled the transaction, the notary passes the information on, provided you gave them all the details. Who counts as a non-resident is defined by Ley 19/2003 [4].

Does a non-resident pay a different ITP in Catalonia?

We found no separate rate for non-residents on the ATC pages: the rate depends on the value and type of home, and reductions are linked to how it is used. This does not cancel the other taxes of an owner who does not live in Spain: check those with a gestor [7].

Official sources

Sources reviewed on 02.10.2026. Consolidated texts and government reference pages are for information only: applying the law depends on official publications, amendments and the specific circumstances. Reviewed by lawyer Francisco Romero Jiménez (ICAB 33641) on 21.10.2026.

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Prefer to do it yourself? Step-by-step guides: residence permit in Barcelona: from empadronamiento to TIE and route cards by residence ground.

ReloVictory · Sources reviewed 02.10.2026 · Not a substitute for individual legal advice.