For globally mobile buyers, Spain has become one of Europe’s most stable and transparent residential property markets. Strong legal protections, consistent international demand, and lifestyle-driven locations such as Marbella have positioned the country as a long-term ownership destination rather than a speculative play.
This guide explains how to buy a house in Spain as a non-resident, with a clear focus on structure, process, and risk management.
Can Foreigners Buy Property in Spain?
Yes. Foreigners face no legal restrictions on buying property in Spain.
There are no limits on property type, location, or value. Buyers may purchase as individuals or through corporate structures, depending on tax planning objectives.
This applies whether you are:
- An EU resident
- A UK buyer post-Brexit
- A non-EU investor from the Middle East, North America, or Asia
For many international clients asking “can foreigners buy property in Spain?” or “can I buy a house in Spain as a non-resident?”, the answer is straightforward: ownership rights are the same as for Spanish nationals.
Why Spain Continues to Attract Global Buyers
Spain’s appeal is structural, not cyclical.
Key drivers include:
- A mature legal framework governed by EU property law principles
- Strong demand in prime coastal markets with limited new supply
- Transparent land registry systems
- Long-term lifestyle usability combined with rental potential
Locations such as the Costa del Sol, particularly Marbella’s Golden Mile and La Zagaleta, have evolved into portfolio-grade residential markets rather than seasonal resort towns.
For buyers comparing Spain to Dubai, Miami, or the South of France, the advantage lies in price stability, ownership simplicity, and year-round livability.
Step 1: Define the Right Ownership Structure
Before viewing properties, international buyers should clarify how they will purchase.
Individual Ownership
The most common route. Simple, transparent, and suitable for lifestyle-driven purchases.
Corporate Ownership
Used by buyers seeking:
- Inheritance planning flexibility
- Asset structuring across jurisdictions
- Rental income optimisation
Spanish banks, notaries, and registries accept foreign corporate buyers, provided documentation is properly apostilled and translated.
Professional tax advice at this stage is essential.
Step 2: Obtain an NIE Number
An NIE (Número de Identidad de Extranjero) is mandatory for all foreign buyers. It is required to:
- Sign purchase contracts
- Open a Spanish bank account
- Pay property taxes
- Register ownership
The NIE can be obtained:
- Through a Spanish consulate abroad
- In Spain via a legal representative with power of attorney
Processing times vary, but it should be arranged early.
Step 3: Open a Spanish Bank Account
While not legally required, a local account simplifies:
- Payment of purchase taxes
- Utility connections
- Ongoing expenses such as community fees and property tax
Spanish banks have become more selective with non-resident clients. Expect enhanced compliance checks and documentation requests.
Step 4: Understand the Real Costs of Buying Property in Spain
Purchase costs in Spain are transparent but must be budgeted correctly.
New-Build Property
- VAT (IVA): 10%
- Stamp Duty (AJD): 1.2–1.5% (region dependent)
Resale Property
- Transfer Tax (ITP): 7–10% depending on the autonomous region
Additional Costs
- Notary fees
- Land registry fees
- Legal representation
- Bank transfer and administrative charges
Total acquisition costs typically range between 10–14% of the purchase price.
Any credible guide to buying property in Spain should factor these costs upfront to avoid misalignment later in the process.
Step 5: Legal Due Diligence — Non-Negotiable
Spanish property law is robust, but due diligence is critical.
Your independent lawyer should verify:
- Clean title and ownership
- No outstanding debts, charges, or embargoes
- Correct zoning and planning permissions
- Licences of first occupation (for newer properties)
- Community fee compliance
For branded residences and new developments, this includes verifying bank guarantees on off-plan payments, as required by Spanish law.
Step 6: Reservation Agreement and Private Contract
Once due diligence begins, buyers typically proceed in two stages:
Reservation Agreement
- Small holding deposit
- Property is removed from the market
- Allows time for legal checks
Private Purchase Contract (Contrato Privado)
- Usually requires a 10% deposit
- Legally binding
- Completion date defined
At this stage, your exposure is contractual, so legal clarity is essential.
Step 7: Completion Before a Notary
Final completion takes place before a Spanish notary.
On completion day:
- Balance of funds is paid
- Title deed (Escritura Pública) is signed
- Ownership is officially transferred
The notary is a neutral public official who verifies:
- Identity of parties
- Legal compliance
- Payment structure
Registration with the Land Registry follows automatically.
Financing Options for International Buyers
Spanish banks typically lend:
- Up to 60–70% loan-to-value for non-residents
- On terms of 20–25 years
Interest rates are usually variable, tied to Euribor, though fixed-rate products are increasingly available.
Financing is property-based, not income-based, making Spain attractive for asset-backed borrowing.
Taxes After You Buy
Owning property in Spain carries predictable, manageable taxes.
Annual Taxes
- IBI (local property tax)
- Non-resident income tax (even if not rented)
Rental Income
- Taxed at different rates depending on residency status
- Allowable deductions vary for EU vs non-EU owners
Wealth Tax
Applies only above regional thresholds and varies by autonomous community.
Professional tax planning ensures efficiency without complexity.
Residency Options: Buying vs Living
Buying property does not automatically grant residency.
However, Spain offers pathways such as:
- Non-lucrative residency
- Digital nomad visas
- Investor-based residency (subject to evolving regulations)
For buyers asking “can I buy a house in Spain and live there full time?”, the answer depends on visa status, not ownership.
Why Marbella Remains a Strategic Choice
Within Spain, Marbella stands apart.
The market combines:
- Limited prime land supply
- International school infrastructure
- Michelin-level dining and five-star hospitality
- A growing branded residence segment
Developments aligned with global luxury brands now offer:
- Fully managed services
- Strong rental demand
- Higher resale liquidity
For buyers already familiar with branded real estate in Dubai or Miami, Marbella offers a European counterpart with discretion and architectural value.
Common Mistakes International Buyers Should Avoid
- Skipping independent legal advice
- Underestimating acquisition costs
- Confusing asking price with market value
- Relying on verbal assurances rather than registered facts
A structured approach prevents friction and preserves optionality.
Final Thoughts
Buying property in Spain is not complex — but it is procedural.
For international buyers who value clarity, asset security, and long-term positioning, Spain remains one of Europe’s most reliable residential markets.
When executed correctly, purchasing a house here is not a lifestyle leap.
It is a logical extension of a global property portfolio.
Explore current availability and private viewing options here: https://www.cilomarbella.com/
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