Buying property in Spain

Apart from limited exceptions such as military security zones, there is no general restriction on foreigners acquiring property in Spain, and Turkish nationals can buy property in the same way as Spanish nationals. The process works differently from title deed transactions in Türkiye: the sale is signed before a notary, ownership is entered in the land registry (Registro de la Propiedad), and taxes vary according to the region where the property is located. Checks carried out before signing prevent most of the problems that could arise later.

Before the sale

• NIE (foreigner identity number): required to pay taxes and sign the notarial deed; it can be obtained from the police or the foreigners' office in Spain, or from the Spanish consulate in Türkiye
• Spanish bank account: not a legal requirement, but in practice it makes payments, taxes and bills much easier
• Nota simple: an extract from the land registry showing who the owner is and whether there is a mortgage, attachment or other restriction; it can also be obtained online
• Debts for municipal property tax (IBI) and community fees, the planning status and the cadastral record also need to be checked

The arras contract

Once the parties agree, a preliminary contract (contrato de arras) is usually signed and the buyer pays a deposit; in practice this is often around 10% of the price. With a withdrawal deposit (arras penitenciales) under Article 1454 of the Spanish Civil Code, the buyer loses the deposit if they withdraw, and the seller returns double the deposit if they withdraw. The contract should state clearly the type of deposit, the date by which the sale is to be completed and the condition in which the property will be handed over.

Notarial deed and land registration

The sale is completed by a public deed (escritura pública de compraventa) executed before a Spanish notary. The notary checks the parties' identity and the method of payment; an interpreter may be needed for a party who does not speak Spanish. If you cannot attend the sale in Spain, it can be carried out through a representative under a properly drawn up, apostilled and translated power of attorney. Once the deed is signed, the property is entered in the land registry; registration protects your ownership against third parties.

Taxes and costs

• Transfer tax (ITP) is paid on resale property; the rate varies by region and, as of 2025, is between 6% and 10% in many regions, with higher bands for high-value property in some regions
• On the first sale of a new home, 10% VAT (IVA) is paid together with stamp duty (AJD) at a rate that varies by region; in the Canary Islands, IGIC applies instead of VAT
• Notary and land registry fees follow official scales; if you take out a mortgage, bank and valuation costs are added
• If the seller is not resident in Spain, the buyer withholds 3% of the price and pays it to the tax authority within one month on Modelo 211
• Once you own the property, municipal property tax (IBI) is paid every year; if you are not resident in Spain, a non-resident income tax return (Modelo 210) is required even if you do not rent the property out

The golden visa and recent changes

The investor visa that granted residence for property investment of €500,000 or more (the golden visa) was abolished by Organic Law No. 1/2025, and the abolition took effect on 3 April 2025. Since that date, buying property does not by itself give a right of residence; to live in Spain you need a separate permit, such as the non-lucrative visa or the digital nomad visa. In addition, a bill proposing an extra tax on buyers from outside the EU was submitted to the Spanish Parliament in 2025; we check its current status before any transaction.

How we work with you

• We plan the purchase timetable and the documents needed, from the NIE to land registration
• We review the nota simple and other records with you and check the content of the arras contract
• We prepare the power of attorney, apostille and translation steps on the Türkiye side
• We coordinate the notarial, registry and tax steps carried out in Spain by the notary and a qualified abogado or gestor, and get you ready for signing day

Frequently asked questions

Written by Attorney Esra Emine Özeren

Member of the Istanbul Bar Association. Profile

Requirements and amounts are updated every year. Your file is prepared under the rules in force on the day you apply.