Buying a house in Spain as a foreigner: complete 2026 guide

Buying a home on the Costa Blanca as a foreigner is perfectly possible and habitual: there is no legal restriction for a non-resident to buy real estate in Spain. What makes the difference between a quiet purchase and a problem is knowing in advance the procedures, the real taxes and the deadlines. This guide summarizes, step by step and with data updated to 2026, everything you need to know.

Step 1: The NIE, your ID number

The NIE (foreigner identity number) It is essential for any operation with economic importance in Spain: buying, opening a bank account, contracting supplies or paying taxes. You can apply for it at the Spanish Consulate of your country or, already in Spain, at a police station by appointment. It does not expire for identification purposes, although the physical document does have a date. Without Nie you can’t sign the title deed of buying and selling.

Step 2: Financing and Mortgage for non-residents

Spanish banks grant mortgages to non-residents, but with more conservative conditions: they tend to finance between the 60% and 70% of the appraisal or purchase value (compared to the usual 80% for residents), so you will need to contribute the rest plus the expenses. Income, stability and the country of origin are valued. It is convenient to have the pre-approved financing before signing the reservation. You can see the detail in our guide to mortgages and financing.

Step 3: Taxes and actual purchase expenses

This is the point where the budget is underestimated. If you buy resale home In the Valencian Community, it pays the property transfer tax (ITP), which from the June 1, 2026 is 9% up to €1,000,000 (11% on excess), after the reform of Law 5/2025. If you buy new-build, pay 10% VAT plus AJD than 1.4%. To that we must add notary, registry and agency. Together, calculate a 10%–13% additional On the price, plus the appraisal and mortgage fees, if any.

Step 4: Reserve, Arras, Notary and Registration

The usual process is: booking contract, deposit contract (arras) (normally 10% which is lost if the buyer desist, or doubled if the seller desist), and finally the public title deed Suede notary, when the rest is paid and the keys are delivered. then it is registered in the Property Registry. Before signing, a registration check is essential: charges, outstanding mortgages, community debts or embargoes. Never give money without verifying ownership and charges.

Does buying give the right to residency?

Not directly. The Golden Visa for purchase of home was abolished on April 3, 2025, so acquiring a property no longer grants residence permit. EU citizens can reside freely by registering. Citizens from outside the EU who want to live here without working often opt for the Non-profit visa, which requires passive income (€28,800 per year for the main applicant in 2026) and private health insurance. Buying the home reinforces the request, but does not replace it.

How do I guide you as an agent?

A foreign buyer rarely knows the local market, the real prices per zone or the paperwork in Spanish. As estate agent On the Costa Blanca I guide you throughout the purchase: I show you the properties that fit with what you are looking for, business and coordinate NIE, lawyer, appraisal and notary, and I am by your side in each firm. The goal is for you to buy safely, without surprises and in your language.

Can a foreigner buy a house in Spain without being a resident?

Yes. There is no legal restriction for a non-resident to buy real estate in Spain. You only need the NIE and a bank account for the operation.

How much extra money on the price must be foreseen?

Between 10% and an additional 13%: ITP of 9% in resale (or VAT 10% + AJD 1.4% in new-build) plus notary, registration and management, and mortgage expenses if any.

Does the Golden Visa still exist for buying home?

No. The Golden Visa for Real Estate Investment was abolished on April 3, 2025. To reside without working, non-communities usually process the non-profit visa.

What financing do banks give to a non-resident?

Usually between 60% and 70% of the appraisal or purchase value, so you have to contribute the rest plus the expenses of the operation.

Are you thinking of shopping on the Costa Blanca from abroad? I guide you throughout the process, in your language and defending your interests as a buyer.

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Frequently asked questions about buying in Spain as a foreigner

Do I need a NIE number to buy a property in Spain?

Yes. The NIE (foreigner identification number) is essential in order to sign the title deed, pay the taxes, open a bank account and set up the utilities. You can apply for it in Spain or at the Spanish consulate in your country of residence.

What costs should I add to the purchase price?

On a resale property in the Valencian Community, transfer tax is 10% of the reference value or the declared price. On a new build you pay 10% VAT instead, plus 1.5% stamp duty. To that you add the notary, the land registry, the administrative agent and, if you engage one, a lawyer. As a rule of thumb, budget an extra 11% to 13% on top of the price.

Can I get a Spanish mortgage as a non-resident foreigner?

Yes. Spanish banks lend to non-resident buyers, usually up to 60-70% of the lower of the valuation and the purchase price, compared with the 80% typically available to residents. They will ask for proof of income from your country, your tax return and your credit record.

Do I need a lawyer to buy in Spain?

It is not compulsory, but it is strongly advisable, and the lawyer should be independent of the seller. Their job is to check at the Land Registry that the property is free of charges, that it carries no community or council tax debts, that the floor area and the licences match reality, and that the contract protects you.

Can I buy without travelling to Spain?

Yes. You can sign through a power of attorney granted before a notary in your country and apostilled, or at the Spanish consulate. Many northern European buyers visit the area, choose the property and then sign remotely.

Which areas of the Costa Blanca do you cover?

The southern Costa Blanca and the Vega Baja del Segura: Rojales and Ciudad Quesada, Torrevieja, Guardamar del Segura, Algorfa, Almoradí, Benijófar, San Fulgencio, Los Montesinos, San Miguel de Salinas, Orihuela and Orihuela Costa, Pilar de la Horadada, Santa Pola, Finestrat and Benidorm. I deal with clients personally in Spanish, English and French, and I am registered with the Valencian Community Register of Estate Agents under number RAICV 6438.