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About buying Homes in Spain, taken from 30+ years experience.
Visas for all.
Obtaining a visa to buy homes in Spain and live here is usually very straightforward. Especially if you are investing in properties of more than €500,000 in value. If so, it is simply a case of obtaining a Visa known as “The Golden Visa” (more below). This is supplied by the local Police authority. (UPDATE Dec 2024: we hear that this visa may be discontinued in early 2025, but it has yet to be ratified by the Government)
We or your Agent or a Notary will be able to assist you with this. A National Identity Card is provided normally within 8 weeks. This is after the submission of an easy to complete form, accompanied by a photograph. There are several other types of Visa, linked below.
From Australia (AUS).
Visa requirement: Yes if 30 days+. Maximum length of stay: 90 days. Australian Citizens wanting to work or reside in Spain should apply for the appropriate visa from outside of Spain, from your nearest Spanish Embassy or Spanish Consulate. If you enter Spain without an appropriate work visa, you will be issued with the standard Schengen Visa upon arrival, which does not grant you the right to reside or work in Spain. Spanish Immigration authorities will not generally grant a work or residence visa to Australian citizens who enter Spain on a Schengen Visa. Please check via this link…
Official Australia Link (new tab)
From Canada (CAN).
Visa requirement: No if less than 90 days. Maximum length of stay: 90 days. Visas available: Yes. Spain is a Schengen area country. Canadian citizens do not need a visa for travel to any countries within the Schengen area. However, visa-free travel only applies to stays of up to 90 days in any 180-day period. Stays are cumulative and include visits to any Schengen area country.
Official Canada Link (new tab)
From New Zealand (NZ).
Visa requirement: No. Maximum length of stay: 90 days. Visas available: Yes. New Zealand and Spain have a bilateral visa waiver agreement currently in place, and share a warm relationship. Working Holiday Scheme: New Zealanders aged between 18 and 30 can apply for a 12-month working holiday visa for Spain, under our two-way working holiday scheme. Demand is strong for the 2000 visas available.
Official New Zealand Link (new tab)
Buyers Guide from the United Kingdom (UK).
Visa requirement: No. Maximum length of stay: 90 days. Visas available: Yes. You can travel without a visa to Spain for up to 90 days in any 180-day period. This applies if you travel: as a tourist, to visit family or friends, to attend business meetings, cultural or sports events for short-term studies or training. The requirements for working in Spain are different. You do not require a visa or permit in Spain for up to 90 days in a 180-day period if you have an EU ICT permit from another country. Your employer needs to notify Spain’s immigration authorities before you travel.
If you are in Spain and need urgent help you can contact the Embassy in Madrid on +34 91 714 6300.
Official UK Link (new tab)
From the United States of America (US).
Visa requirement: None for less than 90 days. Maximum length of stay: 90 days. Visas available: Yes, various. For American Citizens….PASSPORT VALIDITY: 6 months recommended, 3 months beyond your date of departure is required.
U.S. Embassy Madrid. Calle Serrano, 75. 28006 Madrid, Spain
Telephone: (34) 91-587-2200. Emergency after-hours telephone: (34) 91-587-2200
Fax: (34) 91-587-2303- E-mail: askacs@state.gov
Official US Link (new tabs)
Can anyone buy a property in Spain?
As long as you have a Spanish NIE (Número de Identificatión del Extranjero), you should have no problem purchasing a property in Spain. You can apply for this “over the counter” at most police stations, only requiring a valid Passport.
Property Taxes.
When buying property in Spain, you should expect to pay between 8% and 11.5% in taxes. This can differ between new and resale properties. For a new property, you will pay 1.5% of the purchase price on stamp duty and VAT (IVA) which is imposed at 10% of the purchase price.
Stamp duty.
Stamp Duty (Impuesto de Actos Jurídicos Documentados in Spanish) is one of the taxes associated with the purchase of a home in Spain. This can vary from one Autonomous Community to another. Typically it is 1-1.5% of the purchase price.
The Golden Visa.
These are issued to non-EU nationals (including the UK) who make a significant investment in the Spanish economy – be it in stocks and shares, property, or government schemes. Normally €500,000 or more. These allow applicants and their families to live, study, and work in Spain, and offer a gateway to citizenship. Initially, golden visas are valid for 1 year. You can extend the validity for up to 5 years. After 5 years, you may apply for a permanent visa.
Other Visas.
Even if you own a property in Spain, you’re still only entitled to stay in the country for up to 90 days out of every 180 days, unless the above applies. If you need to stay in Spain for longer than 90 days, you’ll need to apply for one of the following:
Work visa.
If you have been offered employment and want to stay for longer than 90 days, you may apply for a this visa. It is valid for up to 3 years. It can be extended provided you are still employed and not a burden to the State. After 5 years, you many apply for permanent residence. This is usually a matter of course, unless you have any convictions.
Non-lucrative visa.
You can apply for this visa without employment, but to qualify you need to be able to prove that you have an annual income of at least €27,792. These visas usually last for up to 2 years, after which you can renew them, often on a longer term basis, usually 5 years.
The 90/180-day rule.
This has been set out by the Schengen member states (a group of 27 European countries). The 90/180-day rule was introduced to limit the amount of time that international visitors can spend in a Schengen country – including Spain. These guidelines state that foreigners can travel in Spain for up to 90 days every 180-day period visa-free. If you’re staying longer, you’ll need to apply for a visa.
Links for other nationalities with translations available.
- The official Spanish Government Guide. Several languages
- Italy. Italian, Spanish & English.
- Germany. German, Spanish & English.
For all other language please use the translation button at the top right of this page.
Disclaimer: Please refer to Official websites in your own nation, such as those we have provided on this page. What is said is gained from our own 30+ years experience and current conditions. However, sometimes the regulations for nationalities do change.