Buying a house in Spain from the UK after Brexit

Buying

The purchase is the same as for any other buyer. You need an NIE number, a Spanish bank account and an independent lawyer. You pay the same purchase taxes as a Spanish buyer.

The 90-day rule

Without a visa you can spend 90 days in any 180 in the Schengen area. Owning a home does not change that. Days you spend in other Schengen countries count too.

Staying longer

The non-lucrative visa suits people who will not work in Spain. In 2026 you need an income of 28,800 euros a year for the main applicant and 7,200 euros for each dependant, plus private health insurance. The digital nomad visa suits people who work remotely for a UK employer or clients. Buying a home no longer leads to a residence permit, because the golden visa ended on 3 April 2025.

Tax as a non-resident owner

UK residents pay Spanish non-resident tax at 24%. If you rent the home out, you pay the tax on the full rent and cannot deduct expenses. If you do not rent it out, you pay the tax on a notional income, which is based on the home's rateable value. Owners who live in the EU pay 19% and can deduct expenses. The 19% rate also applies to owners who live in Norway or Iceland.

Moving the money

You pay the price in euros. A currency broker usually gives a better rate than a high-street bank. A broker can also fix the rate between the private contract and completion.

Mortgages and wills

Spanish banks lend UK residents about 60% to 70% of the value. Ask your lawyer about a Spanish will for the home. Ask also how UK and Spanish inheritance tax apply to it.