Can UK Citizens Still Buy Property in Spain After Brexit?

Spanish property law makes no distinction between buyers based on nationality. A British citizen, an American citizen, a Chinese citizen, and a Spanish citizen all enjoy the same ownership rights when purchasing property in Spain. Brexit did not alter this in any way.

Specifically, as a UK buyer you can still:

• Buy any type of property — residential, commercial, land, new-build, or resale — without restriction
• Own property in your sole name, jointly with a partner, or through a company structure
• Rent out your property as a holiday let or long-term rental (subject to local licensing rules)
• Sell your property at any time, to any buyer, with no special exit restrictions
• Leave the property to your heirs through a Spanish will
• Obtain a Spanish mortgage as a non-resident, though loan-to-value ratios are typically capped at 60–70% for non-EU buyers

The buying process itself — making an offer, signing a contrato de arras, completing at the notary — is identical to what it was before Brexit. The mechanics of purchasing Spanish property have not changed one bit.

While ownership rights are untouched, several practical elements of buying and owning property in Spain have changed for UK citizens since 2021:

Area	Before Brexit (pre-2021)	After Brexit (2021 onwards)
NIE application	Straightforward as an EU citizen	Same process, but you are now classified as a non-EU applicant — slightly more documentation may be requested
Length of stay	Unlimited — free movement within the EU	Limited to 90 days in any 180-day period under the Schengen 90/180-day rule
Residency	Simple registration at town hall	Requires a visa application (non-lucrative, digital nomad, or Golden Visa) before travelling to Spain
Healthcare access	EHIC card and reciprocal arrangements	UK Global Health Insurance Card (GHIC) covers emergencies only; private insurance required for extended stays
Passport control	EU lane — no stamping	Non-EU lane — passport stamped on entry and exit, creating a clear record of your time in Spain
Driving	UK licence valid indefinitely for residents	UK licence valid for visits; must exchange for Spanish licence within 6 months of becoming resident

The most impactful change for property owners is the 90-day rule. If you previously split your time between the UK and Spain — spending, say, five months a year on the Costa del Sol — you now need a visa to do so legally. See our complete 90-day rule guide for details.

The NIE (Número de Identidad de Extranjero) is your Spanish tax identification number, and you cannot buy property without one. Every buyer, co-buyer, and mortgage applicant needs their own NIE.

Post-Brexit, the NIE application process for UK citizens is essentially the same as before, but you are now processed as a third-country national rather than an EU citizen. In practice, this means:

• Where to apply: At the Spanish Consulate in London, Manchester, or Edinburgh (before travelling), or at a Comisaría de Policía or Oficina de Extranjería in Spain
• Documents required: Completed EX-15 form, valid passport plus photocopy, proof of reason for application (e.g. a property reservation letter), and the tasa 790-012 payment receipt (approximately €12)
• Processing time: If applying in Spain, same-day issue is possible at some offices; others take 1–3 weeks. Applying via the consulate in the UK typically takes 2–4 weeks
• Tip: Many buyers delegate this to their lawyer or gestor using a power of attorney, which avoids queuing at a Spanish police station entirely

The NIE is a lifelong number. Once issued, it does not expire, though the certificate itself may have a validity period of three months for certain administrative purposes. Your lawyer will handle the timing to ensure everything aligns with your purchase.

The taxes you pay when buying property in Spain are the same regardless of nationality. Brexit has not introduced any additional taxes or levies for UK buyers. The standard costs apply:

• Transfer tax (ITP): 7% in Andalucía for resale properties (up to €400,000)
• IVA + AJD: 10% + 1.2% for new-build properties in Andalucía
• Notary, registry, and legal fees: approximately 1.5–2.5% combined
• Annual non-resident income tax: 24% on deemed income (for non-EU nationals) — this is a change from the 19% rate that applied when the UK was in the EU

That last point is significant. As a non-EU, non-resident property owner, you now pay 24% on the imputed income of your Spanish property (calculated as 1.1% of the catastral value), compared to 19% for EU/EEA residents. On a property with a catastral value of €150,000, the difference is approximately €82 per year (€396 at 24% vs €314 at 19%). It is a modest penalty, but it is real.

Similarly, if you rent out your property, the rental income tax rate for non-EU residents is 24%, and you cannot deduct allowable expenses against rental income — unlike EU-resident landlords who pay 19% and can deduct costs. This makes rental property less tax-efficient for UK owners post-Brexit. Consult a Spanish tax adviser for strategies to mitigate this, including the potential benefits of the UK–Spain double taxation treaty.

For a full cost breakdown, use our buying costs calculator.

If owning a property in Spain makes you want to spend more time there — and it usually does — you will need a visa for stays beyond 90 days in any 180-day period. The most relevant options for UK property owners are:

Non-Lucrative Visa

The most popular route for retirees and financially independent buyers. Requires proof of annual income of approximately €28,800 (or equivalent savings), private health insurance, and a clean criminal record. Grants one-year residency, renewable. You cannot work in Spain on this visa.

Digital Nomad Visa

Ideal for remote workers employed by a non-Spanish company. Requires a minimum monthly income of approximately €2,520 and at least one year with your current employer. Valid for up to three years.

Golden Visa

If your property purchase (or combined purchases) total €500,000 or more, you may qualify for Spain's investor visa. Grants residency, work rights, and family reunification. Note that reforms to this programme have been proposed — check the latest status with your lawyer.

Each visa must be applied for at the Spanish Consulate in the UK before you travel. You cannot convert a tourist visit into a residence permit in most cases. Processing times range from 4–8 weeks, so plan well ahead. For a detailed comparison, see our post-Brexit living in Spain guide.

Here is a step-by-step checklist to ensure your purchase goes smoothly in the post-Brexit landscape:

1. Appoint an independent, bilingual lawyer — not one recommended solely by the seller or agent. See our guide to choosing a lawyer.
2. Obtain your NIE number — apply at the Spanish Consulate in the UK or delegate to your lawyer in Spain.
3. Open a Spanish bank account — required for utility direct debits, tax payments, and the completion cheque. Bring your NIE, passport, and proof of address.
4. Arrange currency exchange — use a specialist broker, not your high-street bank. A 2–3% margin difference on €300,000 is £5,000–£7,500. See our currency exchange guide.
5. Budget for 10–14% buying costs on top of the purchase price — taxes, legal fees, notary, and registry.
6. Check the 90-day rule — count your days carefully if you plan multiple visits during the buying process. Use the European Commission's official calculator.
7. Consider a visa application if you plan to spend extended time in Spain — start the process well before you need it.
8. Take out private health insurance — essential for visa applications and recommended even for short stays, as the GHIC only covers emergency treatment.
9. Make a Spanish will — this simplifies inheritance enormously and costs under €200 at a Spanish notary.
10. Register on the padrón if you become resident — the municipal register that gives you access to local services.

The post-Brexit buying process requires a few extra steps and a bit more paperwork, but it is thoroughly well-trodden ground. Thousands of UK buyers complete Spanish property purchases every year under the current rules. With the right professional support, the process is straightforward.

Misinformation about Brexit's impact on Spanish property ownership is widespread. Here are the most persistent myths, corrected:

• "UK citizens can no longer buy property in Spain." Completely false. There are zero restrictions on property ownership based on nationality.
• "You need a visa just to buy a property." No. You can buy property on a tourist visit (within your 90-day allowance). A visa is only needed if you want to live in Spain for longer than 90 days.
• "Spanish mortgages are no longer available to UK buyers." Incorrect. Multiple Spanish banks actively lend to UK non-residents, typically at 60–70% LTV. See our mortgage guide.
• "Property prices are falling because British buyers are leaving." The opposite is true. Costa del Sol property prices have risen strongly since 2021, driven by demand from UK, Scandinavian, and domestic Spanish buyers.
• "You have to pay double tax on everything." The UK–Spain double taxation treaty prevents most instances of double taxation. You may pay a slightly higher rate on some taxes as a non-EU national, but you are not taxed twice on the same income.
• "It is not worth the hassle any more." The additional paperwork amounts to a few extra forms and a visa application if you plan to stay long-term. Compared to the lifestyle, climate, and value that Spain offers, the extra administration is minimal.

Do not let Brexit myths deter you from a sound property decision. The fundamentals — location, lifestyle, long-term value — have not changed.