Note
What you need to buy property in Spain
Quick answer
You need a Spanish tax identification number (NIE), a bank route for your payments, an adviser who acts only for you and the seller's property papers. The NIE and the adviser take the longest to arrange, so start there.
Applies toForeign buyers, resident or not, buying a resale or new home. Mortgage borrowers need further documents, covered in the money section once published.
On this page: 6 sections
§ 1The four things to arrange
Four things sit in front of every purchase: an identification number, a way to pay, someone to act for you and the seller's papers. Each has its own lead time, so it helps to start them in parallel and not in a row. The rest of the process is laid out in the whole sequence, and the checklist of steps turns this page into a printable list.
§ 2Your identification number
The tax identification number for foreigners, the NIE, is the number the deed and the tax payments will carry. The official guidance says it can be requested in Spain or at a Spanish consulate, that you must justify the reason, and that buying property is an example of a reason. It also says that a NIE obtained at a consulate does not prove residence.
Treat the NIE as the first task because other steps rely on it, such as opening some accounts and signing the deed. If you cannot travel, a representative with a power of attorney can sometimes act for you, which has its own page in the buying-from-abroad section.
§ 3A way to pay
Notaries prefer payment by bank transfer or nominative cheque, recorded in the deed. In practice that means a bank account from which you can send large sums and prove the source. Ask your bank before you start how it handles a transfer of this size and what it will want to see, because a delayed transfer at the last stage is a common cause of a missed signing date.
§ 4Someone who acts for you
The notary gives free and impartial advice, and may choose to explain what each clause means. The notary does not act for you against the seller, so an independent lawyer who is paid by you alone is the person who reads the registry entry and the contract with your interests in mind. You may choose your own notary, even when buying from a developer.
§ 5The seller's papers
The registrars advise checking the registry entry, the last receipt of the annual property tax, the community fee certificate and the energy and habitability certificates before signing. You cannot produce these yourself, but you can ask for them at the first serious viewing and not at the last week. For how a first visit is used, see a trip to view properties, and for the search before it, how the search works.
§ 6When each item is needed
The identification number and the adviser are needed before you commit to anything. The bank route is needed before you pay a deposit. The seller's papers are needed before the offer and reservation becomes binding. Allowing for each lead time is easier with the typical timetable beside you.
FAQRelated questions
Can I apply for a NIE before I find a property?
Yes, in principle. You can ask for one in Spain or at a Spanish consulate, but you must state a reason, and buying a home is a recognised one. Offices differ in their requirements, so confirm them with the office you plan to use.
Does a consular NIE prove that I live in Spain?
No. The official guidance states that a NIE obtained at a consulate does not prove residence. It identifies you for tax and for transactions such as signing the deed. Residence is a separate question with its own rules.
Do I need a lawyer to buy?
Spanish law does not make it a condition of buying, as far as the sources we checked show. Still, the notary is impartial and does not act for you, so a lawyer who acts only for you covers the gap that the notary leaves.
Sources
- Ministerio de Asuntos Exteriores (consular service): Número de Identidad de Extranjero (NIE): where to apply and what to justify (official source, opens in a new window), Consular NIE page (Consulate General in the Netherlands)Last checked 17 October 2026
- Consejo General del Notariado: Houses and real estate properties (official source, opens in a new window), Steps, documents and the notary's roleLast checked 17 October 2026
- Colegio de Registradores de España: Cómo comprar una vivienda en España (edición revisada, February 2020) (official source, opens in a new window), The five steps, nota simple, taxes and costsLast checked 17 October 2026
General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.