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Property — July 2026

Can Americans Buy Property in Spain Without Residency? A Complete 2026 Guide

Yes, Americans can buy property in Spain without residency and without restrictions. Purchase no longer grants residency since the abolition of the Golden Visa (April 3, 2025, Organic Law 1/2025). This guide covers the complete legal process, costs by region, and risks to avoid.

By Razvan Gospodin, Spain-licensed attorney — ICATF Colegiado No. 5961

The short answer

Americans can buy property in Spain without a visa, without residency, and without any special permission. The only legal requirement is a Spanish NIE (tax identification number). You can purchase a second home, an investment property, or your future primary residence — the Spanish government places no restrictions on foreign buyers.

However, buying property in a foreign country carries real risks: hidden debts, unregistered renovations, and fraudulent listings are common. This guide walks you through the 9-step process, the costs by region, and how to protect yourself.

Property Transfer Tax (ITP) by region — 2026

RegionITP RateNotes
Madrid6%Standard rate
Andalusia7%Reduced for primary residence
Valencia9%Reduced for primary residence under €200k
Catalonia10–11%11% for properties over €1M
Balearic Islands8–13%Progressive by value

Source: Regional tax authorities. Verify before purchase. Figures as of 2026.

The 9-step purchase process

  1. 1.Obtain a Spanish NIE (tax ID) — required for all property transactions.
  2. 2.Open a Spanish bank account for the purchase and ongoing payments.
  3. 3.Property search and shortlist — with or without a real estate agent.
  4. 4.Legal due diligence — verify at the Land Registry and Catastral registry.
  5. 5.Arras deposit contract — typically 10%. We review before you sign.
  6. 6.Final notary deed (escritura) — signed before a Spanish notary.
  7. 7.Property registration — filed at the Land Registry to transfer title.
  8. 8.Utility and municipal registration — empadronamiento and services.
  9. 9.Post-closing tax compliance — Modelo 720 and wealth tax review.

Buying property in Spain?

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Frequently Asked Questions

Do Americans need a visa to buy property in Spain?
No. Americans can buy property in Spain without any visa or residency permit. The only requirement is a Spanish NIE (Número de Identificación de Extranjero), which is a tax identification number, not a visa. You can obtain an NIE as a non-resident at any Spanish consulate or, more efficiently, through an attorney in Spain.
What are the total closing costs for an American buying in Spain?
Total closing costs typically range from 10% to 15% of the purchase price. This includes: Property Transfer Tax (ITP, 6–13% depending on region), notary fees (~0.5–1%), property registration (~0.5–1%), legal fees, and bank fees if financing. For a €500,000 property, budget approximately €50,000–€75,000 in closing costs.
Can I get a Spanish mortgage as an American non-resident?
Yes, Spanish banks offer mortgages to non-resident Americans, typically up to 60–70% loan-to-value (LTV). Interest rates are higher than for residents, and you will need a larger down payment (30–40%). Requirements include proof of stable income, US tax returns, and a valid NIE. We coordinate with mortgage brokers in Spain and review the mortgage contract before you sign.