How long can you stay in Spain if you own a property

What’s on this page?

1. Residency and Visa Rules for Property Owners in Spain
2. How Long Can I Stay in Spain Without a Visa as a Property Owner?
3. Can Owning Property in Spain Help with Residency?
4. Options for Obtaining a Residence Permit in Spain
5. What happens if you overstay in Spain
6. The Process of Buying Property in Spain
7. How to Get Proof of Address in Spain
8. What Happens After You Buy Property in Spain?

Owning property in Spain is an attractive prospect for many foreigners; however, it does not automatically grant the right to long-term residence in the country. In this article, we will explore how long you can stay in Spain if you own a property, which visa and tax considerations you should take into account, and what obligations arise after purchasing real estate.

Residency and Visa Rules for Property Owners in Spain

Owning property in Spain does not automatically grant the right to stay beyond the permitted visa-free period. To stay long-term, you must obtain the appropriate visa or residence permit.

How Long Can I Stay in Spain Without a Visa as a Property Owner?

Citizens of visa-exempt countries can stay in Spain for up to 90 days within any 180-day period. This rule applies to both tourists and property owners alike.

Length of Stay in Spain for European Union Citizens

Citizens of the European Union (EU) and the European Economic Area (EEA) enjoy greater freedom of movement and residence in Spain. They can stay in the country for up to 90 days without the need for registration. To stay beyond 90 days, they must register with the Central Register of Foreign Nationals and obtain a registration certificate.

Length of Stay in Spain for Non-EU Citizens

For non-EU citizens, the process is more complex. Owning property in Spain does not automatically grant the right to long-term residence in the country.
For British citizens, who are now considered third-country nationals after Brexit, the general entry and stay rules for non-EU nationals apply. This means that British citizens can stay in Spain visa-free for up to 90 days within any 180-day period. This rule applies both to tourism and visits to their own property. To stay in Spain for more than 90 days, they must obtain the appropriate visa or residence permit.

Can Owning Property in Spain Help with Residency?

Previously, Spain offered the "Golden Visa" programme, which allowed foreign nationals to obtain a residence permit in exchange for real estate investments of at least €500,000. However, as of April 2025, this programme has been abolished due to concerns over property market speculation and rising housing prices.

On 3 January 2025, Organic Law 1/2025 was published in the Official State Gazette (BOE). This law officially repeals:

• The possibility of obtaining a residence permit through the "Golden Visa" programme.
• Other residence and work permits that were previously granted based on investments in Spain.

The law comes into effect exactly three months after its publication—on 3 April 2025.

Options for Obtaining a Residence Permit in Spain

Currently, foreigners can consider other options for obtaining a residence permit in Spain:

Non-Lucrative Residence Visa

The Non-Lucrative Residence Visa allows you to live in Spain without the right to work. The applicant must prove they have sufficient financial resources to support themselves, have health insurance, and meet other requirements.

As of 2025, the applicant must demonstrate that they have at least €25,560 per year, plus an additional €6,390 for each family member. They are also required to have private health insurance with full coverage in Spain. Additionally, proof of property ownership in Spain is required. You can choose your property for sale from among thousands of the most up-to-date options offered by WTG Spain.

Entrepreneur Visa

The Entrepreneur Visa is intended for those planning to start an innovative business in Spain. The applicant must present a business plan and prove that their activity will be beneficial to the country’s economy.

What happens if you overstay in Spain

Exceeding the allowed stay without the appropriate permit may result in fines, deportation, or a ban on re-entering Spain for a certain period. You may also be deported from the country with a ban on re-entry for a specified time. Violating visa regulations can negatively impact future visa applications for Spain and other Schengen Area countries. It is important to follow the established rules to avoid legal issues.

The Process of Buying Property in Spain

Investing in real estate in Alicante is not just about acquiring property, but also an opportunity to enjoy a high standard of living in one of the most beautiful regions of Spain. With its developed infrastructure, wonderful climate, and cultural features, Alicante attracts more and more investors from around the world. To explore Alicante property for sale in more detail, it is worth consulting qualified and trusted professionals.

The process of purchasing property in Spain includes several stages:

1. Property Search: It is recommended to contact a licensed real estate agent to find the right property.
2. Obtaining a Foreign Identification Number (NIE): This number is required for any financial transactions in Spain.
3. Opening a Bank Account: A bank account is necessary to carry out payments related to the purchase.
4. Preliminary Contract (Contrato de Arras): Signing this contract confirms the intention to purchase and is usually accompanied by a deposit (typically 10% of the property value).
5. Notarial Deed (Escritura Pública): The final sales contract is signed in the presence of a notary. Notary fees range from €600 to €1,000, while registration costs range from €300 to €500.
6. VAT or Property Transfer Tax: When buying a new-build property in Spain, a 10% VAT is applied. For second-hand properties, the property transfer tax ranges from 6% to 10%, depending on the region.
7. Property Registration: After signing the contract, the property must be registered in the Property Registry.

How to Get Proof of Address in Spain

After purchasing a property, it is recommended to register with the Municipal Register of Residents (Padrón Municipal). This will allow you to obtain a Certificado de Empadronamiento, a document that confirms your residence registration. To do this, you need to visit the local municipality (Ayuntamiento) with the following documents:

• Passport or another identity document.
• Property purchase contract or rental agreement.

This certificate may be required for various administrative procedures, such as connecting utilities or obtaining healthcare services.

What Happens After You Buy Property in Spain?

After purchasing property in Spain, the owner is required to fulfil certain tax and administrative obligations. This includes paying annual taxes such as the municipal property tax (IBI), the tax on presumed rental income (IRNR) for non-residents, and, in the case of high-value properties, the wealth tax. Additionally, utility bills must be paid, and, if necessary, garbage collection fees.

Tax obligations of property owners in Spain

Owning property in Spain comes with certain tax obligations:

• Annual Municipal Property Tax (IBI): The rate of this tax is set by local authorities and usually ranges from 0.4% to 1.1% of the cadastral value of the property.
• Rental Income Tax (IRNR): If the property is rented out, a non-resident owner must pay 24% of the income received. Even if the property is not rented out, a "presumed income" is assumed, and the tax is 24% of 2% of the cadastral value.
• Wealth Tax (Impuesto sobre el Patrimonio): This applies to property owners whose assets exceed €700,000. The tax rate is progressive and ranges from 0.2% to 3.75%, depending on the region.
• Municipal Waste Collection Fee: The amount of this fee depends on the municipality and can range from €100 to €200 per year.
• Utility Payments: These include electricity, gas, water, and management company (comunidad) fees. The amount depends on the amenities available, such as a pool, elevator, or security.
• Property Insurance: While not mandatory, it is recommended to insure the property against fire, natural disasters, theft, and other risks.

Investing in real estate in Spain can be a profitable and enjoyable experience if approached with an understanding of all the legal and financial aspects. Thorough preparation and planning will help avoid unpleasant surprises and ensure a comfortable living experience in this beautiful country.