Buying a house in Spain in 2026: the guide for foreign buyers
Foreigners can buy property in Spain as freely as Spaniards, and thousands do it every year. The market has changed a lot since 2025, though: prices are up by double digits, the Golden Visa is gone and a few scary headlines have turned out to be just that. Here is what buying a house in Spain really looks like in 2026, step by step, with current costs.
There is no restriction on foreigners buying in Spain. You need a NIE and, in practice, a Spanish bank account. Budget 10% to 15% on top of the price for taxes and fees: transfer tax (ITP) of 6% to 11% depending on the region on resale homes, or 10% VAT plus stamp duty on new builds, plus notary, registry and legal costs. Non-residents can usually borrow up to about 70% (often less for non-EU buyers), residents up to 80%. The Golden Visa ended in April 2025. The proposed 100% tax on non-EU buyers was never passed. Average prices were up 12.5% in the year to June 2026, to €2,355 per m².
The Spanish market in 2026
Prices keep rising. The Ministry of Housing puts the average appraised value of a home at €2,355 per m² in June 2026, up 12.5% in a year. Demand is strong and supply is tight, especially on the coast and in the big cities. For cheaper options, see our article on the cheapest areas in Spain.
Foreign buyers remain a big part of the market. According to the General Council of Notaries, foreigners bought 62,327 homes in the first half of 2026, which is 18.3% of all sales. That is 13% fewer than a year earlier, and purchases by non-residents fell 18%, to 22,940. The Spanish market as a whole also slowed (down 8.4%), so this is a cooling of volume, not of prices. Other sources count foreign buyers differently, so treat the exact percentages with care.
How we know: price data comes from the Ministry of Housing and Urban Agenda (appraisal statistics, Q2 2026). Foreign purchase figures come from the General Council of Notaries (first half of 2026). Tax rates are set by each autonomous community and the State. We review this guide whenever one of these changes.
Can a foreigner buy property in Spain?
Yes, with no restriction on nationality or residency. Two points deserve attention:
- The proposed 100% tax on non-EU buyers has not become law. The government announced it in January 2025, but as of autumn 2026 it has never been debated in Parliament and is not part of the later housing measures. Keep an eye on it, but do not base your decision on it.
- The Golden Visa no longer exists. It ended on 3 April 2025, so buying a property no longer gives you residency. Other routes remain, such as the non-lucrative visa and the digital nomad visa. See our guide on the end of the Golden Visa.
For more on this question, read can a foreigner buy a house in Spain.
How much does it cost on top of the price?
Count on 10% to 15% of the purchase price in additional costs. The biggest item is tax, and it depends on where you buy:
| Cost | Resale home | New build |
|---|---|---|
| Main tax | ITP, 6% to 11% by region | VAT 10% (7% IGIC in the Canary Islands) |
| Stamp duty (AJD) | None | 0.5% to 1.5% by region |
| Notary and land registry | About 1% to 2% | About 1% to 2% |
| Lawyer | About 1% (optional, strongly advised) | About 1% |
| Bank valuation (if you borrow) | €250 to €600 | €250 to €600 |
Some examples of resale ITP in 2026: Madrid 6%, Andalusia 7%, the Valencian Community 9% (cut from 10% on 1 June 2026) and Catalonia 10% on the first €600,000, rising in bands to 13%. Andalusia has announced a further cut to 6.75% in 2027, which we explain in our article on the 2027 transfer tax cut. For the full detail, see purchase costs in Spain and property taxes in Spain.
Want your exact figures? Our closing cost calculator works out taxes and fees based on the price, the region and the type of property. Free, no sign-up needed.
Getting a mortgage as a foreigner
Spanish banks lend to foreigners, but on tighter terms than for residents. In general:
- Non-residents: up to about 70% of the lower of the price and the bank valuation, and often 50% to 60% for non-EU buyers or investment properties.
- Residents: up to about 80% on a main home.
- Rates: most buyers choose a fixed or mixed rate. In 2026, fixed rates for non-residents are commonly quoted in the range of roughly 3.5% to 4.5%, but they change with the market and your profile, so ask for current offers.
The bank also asks for proof of income, tax returns, a credit history and ID, and the whole file takes several weeks. Get a pre-approval before you make an offer, so that you know your real budget.
The buying process, step by step
- Get your NIE. The foreigner identification number is needed to sign, pay taxes and open accounts. See our guide to the NIE.
- Open a Spanish bank account. It makes taxes, utilities and the mortgage much easier.
- Search and make an offer. Visit, compare, negotiate. Do not pay anything before the legal checks.
- Legal due diligence. Your lawyer checks ownership, charges and debts (the nota simple), licences, community fees and the property tax (IBI). If you can, also check the cadastral reference.
- Sign the reservation or deposit contract (contrato de arras). You usually pay about 10% of the price. If the buyer walks away, the deposit is normally lost. If the seller walks away, they typically owe it back doubled.
- Sign the deed at the notary. You pay the balance and receive the keys. Read about the role of the notary.
- After the deed. Taxes are filed, the deed is registered at the Land Registry and utilities are switched into your name.
From the deposit to the keys, count roughly 6 to 10 weeks, and longer with a mortgage. To avoid common mistakes, read the pitfalls of buying in Spain.
After you buy: taxes and renting
Every year you pay the local property tax (IBI). As a non-resident owner you also file a yearly non-resident income tax return (IRNR), even if you do not rent the home out: see our guide to non-resident tax. If you plan to rent it to tourists, check the regional rules first. The national registration number for short-term rentals was struck down by the Supreme Court in May 2026, according to legal commentary, so what matters again is the licence of your own region and the rules of your building and town hall. Rules differ a lot from one place to another.
If you plan to live in Spain, read can I live in Spain full time if I buy a property. The non-lucrative visa, for example, currently requires proof of about €2,400 a month in income for the main applicant, plus about €600 for each family member (400% and 100% of the monthly IPREM, which stands at €600).
Buying with someone on your side
At SpainEasy, we work for the buyer. Our property hunters find and pre-visit homes for you, our legal team checks the property and the paperwork, and we support you through the notary, the NIE, the bank and the mortgage, with one point of contact. See how we work.
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FAQ: buying a house in Spain
Can foreigners buy a house in Spain?
Yes. There is no restriction based on nationality or residency. You need a NIE, and in practice a Spanish bank account.
How much extra should I budget on top of the price?
Usually 10% to 15%. Taxes are the largest part: ITP of 6% to 11% on resale homes depending on the region, or 10% VAT plus stamp duty on new builds. Notary, registry and legal fees come on top.
Can a non-resident get a mortgage in Spain?
Yes, typically for up to about 70% of the price, and often less for non-EU buyers. Residents can usually borrow up to about 80%.
Does buying a property give me a residence permit?
No. The Golden Visa ended on 3 April 2025, so buying property no longer leads to residency. Other visas, such as the non-lucrative visa or the digital nomad visa, have their own conditions.
Is the 100% tax on non-EU buyers in force?
No. The government proposed it in early 2025, but it has not been passed and was not included in later housing measures. It is not in force.
How long does it take to buy a house in Spain?
Roughly 6 to 10 weeks from the deposit contract to the deed, and longer if you need a mortgage or if the property has legal issues to fix.