Yes, UK citizens can purchase Spanish property without restrictions in 2026. Brexit changed visa rules, not ownership rights. Here's what you need to know.
OMF Property Team
FCA Ref: 305228 | International Mortgages Since 1999
Brexit changed many things for UK citizens living in and travelling to Europe — but it did not remove your right to buy property in Spain. As of 2026, UK buyers can still purchase Spanish property with no restrictions on ownership. What has changed is how long you can stay and what additional steps you need to take. This guide covers everything you need to know.
Yes — absolutely. Spain imposes no nationality-based restrictions on property ownership. British nationals have been buying in Spain since the 1970s and continue to do so in large numbers. According to the Consejo General del Notariado (Spain's Notary Council), UK buyers have consistently been among the largest groups of foreign purchasers in the Spanish property market. Verify current statistics at: notariado.org
As a UK citizen, you can now visit Spain (and the wider Schengen Area) for up to 90 days in any rolling 180-day period without a visa. This applies whether you own property or not. If you plan to spend more time at your property, you will need an appropriate visa or residence permit. Source: gov.uk/foreign-travel-advice/spain
Spain offers several routes for UK citizens wishing to spend more than 90 days in any 180-day period:
Spain's Golden Visa granted residency to non-EU nationals investing €500,000 or more in Spanish property. However, the Spanish government announced in April 2024 its intention to abolish the residential property route under the Golden Visa programme. As of early 2026, the abolition legislation was advancing through parliament. Do not rely on the Spanish Golden Visa property route without obtaining current, qualified legal advice on its status. Check the current position at exteriores.gob.es.
The NIE (Número de Identificación de Extranjero) is your Spanish tax identification number. It is legally required for any property transaction in Spain. Apply at the Spanish consulate in London, Edinburgh, or Manchester (using Form EX-15), or instruct a gestor (administrative agent) in Spain to apply on your behalf. Processing takes 2–4 weeks and the consular fee is approximately €10.71 (Tasa 790 Código 012 — verify current fee at the consulate).
Spain uses a notario (notary) system. The notario is a state-appointed, neutral public official who authenticates the transaction — they do not act as an advocate for either party. It is strongly recommended — and standard practice — to appoint your own independent Spanish abogado (property lawyer) to conduct due diligence, check for debts or encumbrances on the property, and review contracts. Lawyer fees typically run 1–3% of the purchase price.
Once you have agreed a price, you will typically sign a reservation agreement and pay a small deposit — usually €3,000–€10,000 — to take the property off the market while due diligence is completed.
The contrato de arras is the preliminary purchase contract, typically involving a deposit of 10% of the purchase price. This is legally binding: if you pull out, you forfeit your deposit. If the seller pulls out, they must pay you double the deposit. It is broadly equivalent to the UK exchange of contracts.
The escritura pública is the final notarised deed of sale, signed at the notario's office. The notario is a neutral public official — they verify identity, read the deed, and ensure legal formality; they do not represent either party. At this point, the full purchase price is paid (minus any deposit already paid) and ownership transfers immediately.
After signing the escritura, you must:
For a typical RESALE property purchase in Spain, budget for:
For a NEW BUILD property, replace ITP with IVA at 10% plus AJD at 0.75–1.5%. Total buying costs for most resale transactions: approximately 10–15% of purchase price, varying significantly by region.
Spanish banks typically lend up to 70% LTV for non-resident buyers (compared to up to 80% for Spanish residents). Some specialist lenders may offer up to 75% LTV for strong applicants. The minimum deposit is therefore approximately 25–30% of purchase price, plus buying costs. Under Spain's 2019 Mortgage Law (Ley 5/2019), the lender — not the borrower — is responsible for paying the AJD stamp duty and mortgage deed notary and registry costs.
In early 2026, indicative rates for non-resident mortgages in Spain are approximately:
The IBI (Impuesto sobre Bienes Inmuebles) is payable annually to the local council. Rates vary by municipality — typically 0.4–1.3% of the official rateable value (valor catastral), which is usually well below market value.
Even if you do not rent your property, Spanish non-residents must file an annual IRNR (Impuesto sobre la Renta de No Residentes) declaration. The tax base is 2% of the rateable value (or 1.1% if the catastral value was revised within the last 10 years). For non-EU residents including UK buyers post-Brexit, the rate is 24% of that base. Source: AEAT — Modelo 210 (agenciatributaria.es)
Spanish CGT on property disposals applies a PROGRESSIVE RATE SCALE for non-residents. Since the 2023 budget amendments, the rates are:
Additionally, the buyer is required to withhold 3% of the sale price and pay it to AEAT (Modelo 211) on account of the seller's CGT liability. The seller then files Modelo 210 to calculate the final liability and reclaim any overpayment. Source: AEAT — LIRNR (RD Legislativo 5/2004)
No. There is no requirement for a visa to purchase property in Spain. Any non-EU national can buy Spanish property without restriction. A visa is only required if you wish to stay for more than 90 days in any 180-day period.
The NIE (Número de Identificación de Extranjero) is a Spanish tax identification number required for all property transactions. Apply at the Spanish consulate in the UK (London, Edinburgh, or Manchester) using Form EX-15, or instruct a gestor or lawyer in Spain. The consular fee is approximately €10.71 — verify the current fee at the time of application.
Spanish banks typically lend up to 70% LTV to non-resident buyers, meaning a minimum deposit of 30% of the purchase price. You will also need to budget for buying costs — approximately 10–15% for resale properties (varying by region) or 12–15% for new builds (IVA at 10% plus AJD, legal, and registry fees).
Yes. UK citizens can obtain Spanish mortgages from Spanish banks as non-residents. You will typically be offered up to 70% LTV. You will need an NIE number, passport, proof of income (tax returns, payslips), bank statements, and evidence of deposit source. Some specialist lenders offer products specifically for UK non-resident buyers.
The Spanish government announced in April 2024 its intention to abolish the Golden Visa for residential property purchases (the €500,000 investment route). As of early 2026, this abolition was advancing through parliament. Do not rely on the Golden Visa property route without checking the current legal status with a qualified Spanish immigration lawyer. Verify at exteriores.gob.es.
As a non-resident UK owner you pay: IBI (annual property tax) to the local council; IRNR (non-resident income tax on imputed income, even without renting — 24% of 1.1–2% of rateable value for non-EU residents); CGT on any gain when you sell (progressive scale: 19–28% depending on size of gain); and a 3% buyer retention withheld at point of sale on account of CGT. Source: AEAT (agenciatributaria.es).
OMF Property Team
FCA Ref: 305228 | International Mortgages Since 1999
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