Chapter

Buying property in Spain as a non-EU citizen

§ 1The common ground

Non-EU citizens can buy property in Spain. The legal process is the one explained in the buying-process and legal-process sections: NIE, independent lawyer, checks, deed and registration. The differences are limited, but they matter.

§ 2Restricted zones

The law on zones of interest for national defence says that nationals of EU member states are outside the restrictions. Others need military authorisation in restricted zones, which notaries and registrars check. Restricted zones explains what the zones are, how authorisation works and how to check a property before you pay.

§ 3Tax

On the purchase, the taxes depend on the home and the region and not on nationality. On yearly property income, the tax agency states that the rate is 19% for residents of the EU, Iceland, Norway and Liechtenstein, and 24% for all other non-resident taxpayers. Non-EU residents are in the second group. Tax differences for non-EU buyers explains the differences.

§ 4Immigration

A purchase gives no right to live in Spain. The investor route for property was repealed in April 2025. Visits follow the short-stay rule, and longer stays need a visa or permit. The residency section explains the routes. The chapters on British, American, Canadian and Australian buyers apply this to each nationality.

§ 5Treaties

Many non-EU countries have a tax treaty with Spain, which gives relief from double taxation. Each country’s treaty and rules differ. The nationality chapters cover four of the largest groups, and others should check with their own tax authority.

§ 6Money and paperwork from abroad

Non-EU buyers usually send funds from another currency. Ask your bank for its rate and fees, compare them with an authorised transfer firm, and keep statements that show where the money came from, since Spanish banks and notaries ask. Documents issued abroad, such as a power of attorney, may need an apostille and a sworn translation, and the legal-process section explains when.

§ 7Staying and living

Owning a home does not extend your stay. Visits follow the short-stay rule, and living in Spain needs a visa or permit. Plan the year around that limit, and ask the consulate about your route before you commit to a purchase that depends on it.

§ 8Selling and inheriting

A sale brings Spanish taxes and, for non-residents, a retention on the price. An inheritance follows Spanish rules for the Spanish estate, whatever the heir’s nationality. Both are covered in the costs and legal-process sections, and your adviser should look at your own country’s rules too.

§ 9Practical steps

Ask your lawyer to check for restricted zones before you pay a deposit. Ask a tax adviser about both countries. Check the immigration route with the consulate. And keep the documents from abroad ready, with apostilles and sworn translations where an office requires them.

§ 10Where to go next

Choose the chapter for your nationality if it is listed, and read the two pages below for the points that all non-EU buyers share.

§ 11Keeping the file

Keep one folder with the deed, the Spanish returns, the receipts, the exchange rates and a log of your days. Your advisers in both countries will ask for the same documents each year, and they are also the proof of cost if you sell.

§ 12Reviewing as plans change

Revisit the position when your family, your income or your plans for time in Spain change. A new residence, a sale or a death can alter the tax and the legal steps, and early advice costs less than a correction.

§ 13Bringing it together

Read the points above in order: the right to buy, the limits on time, the tax position and the steps for residence. Then write down what you want from the home, how many weeks a year you will use it, and which advisers you still need. That short note makes the first meeting with a lawyer far more useful.

§ 14Back to the section

The rules on buying by nationality explains how buying differs by nationality.

§ 15Other chapters in this section

The basics of British buyers explains buying as a British citizen since Brexit and the basics for American buyers explains buying as a US citizen, including US reporting.

An overview for Canadian buyers explains buying as a Canadian and Australian buyers in detail explains buying as an Australian.

EU and EEA buyers for buyers explains buying as an EU or EEA citizen.

Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.