Can a Foreigner Buy Real Estate in Spain: Rules, Stages, and Opportunities

Home » Blog » Can a Foreigner Buy Real Estate in Spain: Rules, Stages, and Opportunities

Can a foreigner buy property in Spain? Yes, it is legal, safe, and accessible under certain conditions. Spanish legislation does not restrict foreign citizens from the right to acquire real estate, whether it be an apartment, villa, house, townhouse, or commercial property. The transaction can be formalized for a physical or legal entity.

Buying property in Spain in 2025: what types of properties are available?

Are foreigners allowed to buy property in Spain? An expat can purchase any type of property: from a studio to a plot of land for construction, including apartments, hotels, office spaces, and warehouses. Restrictions only apply to plots located in strategically important areas, but such cases are extremely rare. Real estate in Spain is available to Russians in 2025, especially in Catalonia, Valencia, Malaga, and the Balearic Islands. Popular types of properties among foreign buyers:

apartments in the historical center or coastal area;
houses with a pool and sea view;
apartments in tourist complexes with services;
commercial spaces for rent;
plots of land with a construction project.

The choice depends on the goals — seasonal residence, relocation, rental, income generation, or immigration. The inevitable question arises: can you buy property in Spain? The answer is yes — the legislation does not restrict property rights for citizens of other countries, allowing them to freely acquire properties and process the necessary documents.

How can a foreigner buy property in Spain: step-by-step procedure

The transaction requires compliance with a number of legal and financial conditions. Before buying, it is necessary to obtain an individual tax number NIE (Número de Identidad de Extranjero). It is issued through the consulate or locally. Without it, it is impossible to open a bank account, sign a contract, or file declarations. The standard procedure includes:

obtaining NIE and opening a bank account;
property selection and legal verification (Due Diligence);
signing a preliminary agreement and making a deposit;
registration of the transaction with a notary;
payment of taxes and fees;
registration of the property in the state property register.

The registration process takes from 4 to 8 weeks. It is important to note that some documents need to be translated into Spanish, and all notarial actions are carried out exclusively in the original. For those wondering if a foreigner can buy property in Spain, this approach ensures legal protection and transparency of the transaction regardless of the buyer’s place of residence.

What expenses does a foreigner incur when buying?

The financial burden on the buyer includes not only the price of the property itself but also mandatory taxes, fees, and services of specialists. Different rates apply depending on the type of property: when buying new housing, a 10% VAT is charged, and when purchasing secondary real estate, a property transfer tax (ITP) of 6% to 10% is levied.

Additionally, fees for a notary, transaction registration, lawyer’s work, and translator are paid. If a mortgage in Spain is used by non-residents, costs for loan processing, including commission and insurance, which can amount to up to 2% of the loan amount, should be taken into account.

All calculations are made exclusively in euros, and funds must be transferred through official channels with confirmation of the source of origin. This procedure is provided to comply with the legislation and becomes particularly important when the question arises of whether a foreigner can buy property in Spain without risks and legal complexities.

Spanish citizenship when buying property: what rights does the purchase grant?

Buying a property does not automatically grant citizenship, but it opens up a range of immigration opportunities. With an investment of €500,000 under the Golden Visa program, residence permits for 2 years with the possibility of extension can be obtained.

This form of immigration allows legal residence in the country, free movement within the Schengen area, and conducting business activities through property ownership. The buyer obtains full property rights, can rent it out, use the local healthcare and education system. After 10 years of legal residence, the possibility of applying for citizenship arises.

However, it is important to understand that the path to citizenship involves meeting a number of conditions — having a valid residence permit, confirmed residence, language proficiency, and integration into society. The question “can a foreigner buy property in Spain” is directly related to the requirements, as buying property becomes the first step towards obtaining a passport.

Features of mortgage lending and tax reporting

Non-residents have access to mortgage programs in major Spanish banks. The down payment is 30–40% of the cost. Interest rates range from 2.5 to 4% per annum. The term is up to 25 years. The approach to foreigners is strict: the bank assesses solvency, checks credit history, and requires confirmation of stable income.

In addition, property owners are required to submit annual declarations. A foreigner renting out property pays a 19% income tax. For personal use, property tax (IBI) is paid, ranging from 0.4% to 1.1% of the cadastral value. A tax on unused property may also be levied. Basic tax obligations include:

property tax — 0.4–1.1%;
rental tax — 19% of income (without the possibility of deduction for non-residents);
profit tax on resale — 19–23%;
registration tax when obtaining a mortgage — 1–1.5%.

In the context of the question of whether a foreigner can buy property in Spain, it is precisely competent support and compliance with all formalities that guarantee the safety of investments and provide access to legalizing residence in the country!

Impact of citizenship and consular procedures

Citizens of CIS countries have the right to acquire property directly without the need to register companies. The presence of a visa does not affect the possibility of concluding a deal. If the property value exceeds €500,000, the path to obtaining a Golden Visa is opened, granting the right to stay in the country without time limitations.

Having a representative significantly simplifies the process, speeds up agreements with a notary, and facilitates financial transactions, making immigration to Spain more comfortable and transparent.

So can a foreigner buy property in Spain in 2025?

In 2025, more and more investors are wondering whether a foreigner can buy property in Spain without restrictions. The answer is unequivocally yes!

The purchasing procedure is structured, taxes are clear, and the legal protection of owners corresponds to European standards. For those looking for housing abroad, potential immigration, favorable mortgages, or stable rentals, the country remains one of the best destinations in the market!

Mortgage in Spain for non-residents: what you need to know

Spain remains one of the most sought-after destinations for real estate acquisition by international buyers. The reasons are obvious – a mild climate, a stable market, and accessible financing. This is especially relevant for those who are not ready to invest the entire sum at once. In this case, a mortgage in Spain for non-residents becomes a convenient and achievable tool for purchasing property.

The country’s financial system offers flexible property purchase schemes involving bank capital. Moreover, almost the same mortgage conditions in Spain are available for foreigners as for the country’s citizens, with some nuances.

How do Spanish financial structures work?

Most major banks in Spain willingly provide loans to foreign citizens. The loan is issued for a specific property selected and evaluated within the established procedure. Leading institutions in the mortgage segment include Banco Sabadell, BBVA, Santander, as well as Unicaja, Bankinter, and CaixaBank. These institutions have ready-made mortgage packages for foreign clients.

It is important to understand that each financial institution independently determines the requirements for borrowers. While general principles are maintained, the details may vary.

Key parameters for obtaining a mortgage in Spain for non-residents

The loan procedure for non-residents has its own rules: a larger initial payment, thorough verification of income sources, and a higher interest rate. The process is carried out in a clear and standard format. Below are the basic parameters defining the deal structure:

term – from 5 to 30 years, most commonly up to 25 years;
down payment – from 30% to 40% of the property value, depending on the type of property and client profile;
interest rates – fixed or variable, averaging from 3.5% to 5.5% annually;
loan currency – euro, with payments to an account in a Spanish bank;
mandatory insurance – property and life of the borrower, in some cases – a loan condition.

The higher the transaction amount and the more stable the client’s financial history, the more favorable requirements the lender offers.

What will the borrower need?

Before submitting an application, it is necessary to gather the required set of documents and ensure that the purchased property meets the financial institution’s requirements. How to get a mortgage in Spain for a non-resident is a question directly related to the client’s readiness for income source verification and transparency. Each application is considered individually, but the basic list of provisions remains almost unchanged:

mortgage documents – passport, NIE (foreigner identification number), income statement, tax return;
bank statements – confirmation of solvency for the last 6-12 months;
property appraisal – conducted by an accredited appraiser approved by the bank;
preliminary purchase agreement – with specified value and transaction conditions;
bank account – mandatory for fund transfers and loan repayment.

All documents must be translated into Spanish with notarization.

Who is eligible for a loan?

A mortgage in Spain for foreigners is suitable for both private buyers and investors planning to rent out the property. The highest activity is shown by citizens of the EU, the UK, CIS countries, and the Middle East. Income level is the main factor in decision-making, not citizenship.

It is possible to purchase apartments, villas, townhouses, or commercial spaces. During the evaluation stage, not only the property’s value is assessed but also its location, liquidity, and legal cleanliness.

Property acquisition with a loan as an investment

Buying property using a bank loan is not only a way to own property in Europe but also a profitable capital placement tool. Purchasing real estate in Spain with a mortgage allows non-residents to maintain liquidity, spreading expenses over a long period.

Moreover, thanks to the stable market, property prices demonstrate long-term growth, making credit investment particularly attractive for those who view real estate as an asset in their investment portfolio.

Choosing a lender

Key players in the market are banks with international reputation and experience in working with foreign clients. Among them are:

Banco Sabadell – offers mortgage products with a fixed rate for 10 years;
BBVA – emphasis on digital support and online application processing;
Santander – a wide range of loans for foreigners and non-residents;
Unicaja – advantageous offers with floating rates;
Bankinter – convenient requirements for buyers without residency;
CaixaBank – comprehensive packages considering rental, investments, and transaction support.

Comparing offers and obtaining preliminary approval are important steps before entering into a deal.

Mortgage in Spain for non-residents: the main points

A mortgage in Spain for non-residents is a transparent and accessible opportunity to acquire real estate in one of the most stable countries in Europe. Purchasing property with bank financing allows investment in housing without tying up all capital at once.

Formal requirements include basic mortgage documents, an initial payment, and income verification. Loan conditions depend on the financial institution and borrower status, but generally remain clear and comparable to European standards.

For those considering buying property abroad, a mortgage in Spain for foreigners is a convenient and advantageous option for personal residence, rental, or long-term investment. With a thoughtful approach and support from an experienced specialist, property acquisition becomes not a stress but a profitable and confident step towards European quality of life!

August 26, 2025

Spain’s best cities to live in: an overview of locations where you should buy property

Spain is a country with a rich history, culture, beautiful climate and diverse landscapes, it is no wonder that it attracts many people from all over the world who want to live here. From bustling metropolises to quiet coastal towns, the country offers a wide range of locations for a comfortable life. In this review we will look at the best cities in Spain to live in, focusing on those places where buying property will not only be a pleasant but also a profitable investment.

Madrid is the heart of Spain that beats for everyone

Madrid combines the best of tradition and modernity in a way that no other city in Spain can. The historic centre retains the wonderful spirit of ancient Europe – narrow streets, medieval squares, architectural monuments at every turn. At the same time, it is a place where modern infrastructure is actively developed, offering comfortable living conditions. The best of Spain’s cities for living with developed infrastructure provides residents with everything they need: convenient transport systems, modern schools and quality medical facilities.

Comfortable infrastructure for all ages

The city offers comfortable conditions for living in Spain not only for young families, but also for retirees. There is something for everyone: from green parks and museums to convenient shopping centres and modern sports complexes. The city takes care of all residents, offering a wide range of leisure and recreational opportunities. Madrid provides access to quality healthcare services, as well as numerous cultural activities that will help you feel involved in the community. For families with children to live in Spain, the city has all the facilities – convenient nurseries, safe playgrounds and the best schools.

Benefits:

State-of-the-art medical facilities.
Highly rated kindergartens and schools.
Extensive sports complexes and fitness centres.
Pedestrian and cycle paths in green spaces.

Housing in Madrid: a choice for everyone

Madrid offers accommodation to suit all tastes and budgets. Here you can find both compact apartments in the centre and spacious houses in quiet suburban areas. It is particularly pleasing that Spanish cities with low housing prices include some areas of Madrid, where prices remain quite affordable compared to other European capitals. Thanks to this variety of offers, everyone can choose a suitable option, regardless of budget.

Estimated prices:

Apartments in the city centre: from 3000 to 5000 euros per square metre.
Housing in the suburbs: from 1800 to 3000 euros per square metre.
Rental flats: from 1000 euros per month in central areas.

Barcelona – the city of dreams by the sea

Barcelona offers a good climate, making it one of the best cities in Spain to live in. Winters are warm and summers are bright and sunny, which is ideal for those who want to enjoy nature all year round. The Mediterranean Sea creates a unique microclimate that favours comfortable living and maintaining an active lifestyle. No sudden temperature fluctuations – Barcelona is literally made for warm sun lovers.

Cultural attractions and active life

In Barcelona, culture lives and breathes on every corner. World-class museums, endless festivals, the best theatres, street performances – all this makes the city one of the most comfortable places to live in Spain for those who appreciate art and culture. Barcelona never sleeps, and there is always something interesting for people of all ages – whether they are young couples, adults or seniors. Here, people easily immerse themselves in the atmosphere of eternal festivities.

Beach life and property

The Spanish city is also known for its magnificent beaches, which stretch for many kilometres. Whether you are looking for a quiet place away from the crowds or a lively urban coastline, Barcelona has it all. Properties by the sea are particularly popular: you can find cosy flats overlooking the ocean or villas that are close to the beach. This variety allows you to choose the most suitable option for permanent residence or holiday.

Valencia – a combination of nature and modernity

Valencia is an ideal garden city with a huge number of parks and green areas, and is considered one of the best places to live in Spain. Parks like Turia stretch for kilometres, offering residents the opportunity to walk, exercise or simply relax in nature. Valencia’s eco-friendliness is what sets it apart from many other metropolises: residents here value nature and do their best to preserve it.

Green spaces and parks:

Turia Park is the city’s largest green space, ideal for walking and jogging.
Monforte Gardens is a cosy place to relax.
Albufera is a national park with beautiful lakes and protected areas.

Developed infrastructure and housing availability

The city’s infrastructure is another factor that makes it attractive. The transport system works like clockwork: buses, trams and metro make it easy to get to any part of the city. It is convenient to live, work, study and have fun here. As one of the best cities to live in Spain, Valencia provides all the necessary amenities: from modern schools and hospitals to cultural and sports facilities.

Cost of living and housing

Valencia is characterised by its affordable housing prices. Whilst housing costs can be quite high in major cities such as Madrid and Barcelona, lists of places in Spain with low prices often include Valencia. Here you can find both small flats and spacious houses at a reasonable rate. The cost of living in Valencia is also lower, making it a great place for those who want to enjoy high quality accommodation without overpaying for it.

Approximate prices for accommodation in Valencia:

Flats in the centre: from 2000 to 3000 euros per square metre.
Flats in the suburbs: from 1500 euros per square metre.
Average rental prices: from 700 euros per month.

Taxes and additional costs when buying a property:

Property transfer tax: about 10% of the property value.
Notary and registration costs: between 1,500 and 3,000 euros.
Utilities: 100-150 euros per month on average.

Conclusion

Each of Spain’s best cities to live in has its own characteristics and advantages. Madrid attracts with its versatility and combination of history and modernity, Barcelona delights with culture and the sea, and Valencia offers a harmonious combination of nature and city. Choosing the ideal location depends on individual preferences and priorities.

May 29, 2025