What documents to request when buying a house in Spain from abroad

In Spain, buying a house from abroad is a fully legal and common transaction, both for foreign nationals and for Spanish citizens living outside the country. There are no restrictions based on nationality, but it is essential to comply with a series of administrative and legal requirements, especially regarding the buyer’s identification and the proof of origin of funds, before formalising the property purchase.

At Fotocasa, we explain all the documents you need to request when buying a house in Spain from abroad.

How to Buy a House in Spain as a Non-Resident Foreigner

Can a foreigner buy a house in Spain?

Yes. In Spain, any foreign national can buy a property, whether resident or non-resident. The regulations do not distinguish between EU and non-EU citizens in terms of the right to acquire real estate, although there are differences in the procedures and documentation that must be submitted.

One of the most important requirements is having a NIE, holding a Spanish bank account, and being able to prove the origin of the funds, as required by anti-money laundering regulations.

Before starting the purchase process, it is advisable to understand which documentation must be provided by the buyer and which corresponds to the seller, as some procedures may require time, prior appointments or arrangements from abroad.

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What documents must the buyer provide?

These are the main documents we must prepare as buyers when purchasing a property in Spain from abroad.

NIE (Número de Identidad de Extranjero) or valid DNI (if we are Spanish citizens)

• If we are Spanish citizens and want to buy a house from abroad, we will need a valid DNI (Documento Nacional de Identidad).
• If we are not Spanish, we will need to obtain a NIE (Número de Identidad de Extranjero). The NIE is an essential requirement to buy a property in Spain. It is a personal, unique and exclusive identification number assigned to foreign nationals by the Spanish Administration and is required to sign before a notary, open a bank account, pay taxes and register the purchase deed.

The NIE can be requested even if we do not reside in Spain, as there is a specific category known as the non-resident NIE, which is very common in property purchases from abroad.

Where and how do we apply for the NIE?

The NIE can be requested in two ways:

• From Spain, at the corresponding consular office or at a Police Station authorised for immigration procedures, always with a prior appointment.
• From abroad, through the Spanish consulate corresponding to our country of residence.

The procedure usually requires personal attendance, although some consulates allow a representative to submit the application with proper authorisation. It is important to check the specific requirements of each consular office in advance.

What documentation is required to apply for a NIE?

Although there may be minor variations depending on where the application is submitted, the following is usually required:

• Completed application form.
• Valid passport or identity document. We must present the original and a copy.
• Proof of the reason for requesting the NIE (for example, the intention to buy a property).
• If the applicant is represented by someone else, documentation proving that the representative has sufficient power of attorney to carry out the procedure.
• Completed Form 790 and payment of the corresponding administrative fee.

How long does it take to obtain a NIE?

Processing times are not immediate and may vary depending on where the NIE is requested:

• In Spain, the current average timeframe to obtain a NIE is around 20–30 days, although it may take longer.
• Through a consulate, the process is usually slower, as the application is handled via Spain. In some cases, it may take several weeks or even several months.

For this reason, if we are planning to buy a property in Spain from abroad, it is advisable to start the NIE application well in advance, even before finding the final property.

How much does it cost to obtain a NIE in Spain?

Currently, the official fee to obtain a NIE in Spain is €9.84.

Opening a bank account in Spain to buy a property

To buy a property in Spain, it is essential to have a bank account with a Spanish financial institution, as all payments related to the purchase process are made through it: the deposit or arras payment, the final purchase price, as well as taxes, notary fees and Land Registry costs.

The process for opening the account and the required documentation will depend on whether we are residents or non-residents in Spain, and also on whether we are EU or non-EU citizens.

The cost of opening a bank account in Spain is usually free of charge, and there are currently many commission-free accounts available. However, we should bear in mind that banking options for non-residents are sometimes more limited.

These are the requirements to open a bank account depending on whether we are residents or non-residents.

Opening a bank account in Spain as a non-resident foreign national

Yes, it is possible to open a bank account in Spain without being a resident, which is very common when buying a property from abroad.

In these cases, the requirements vary depending on nationality:

• If we are EU citizens, we can open a non-resident bank account in Spain using our national identity document or passport, together with the EU registration certificate (CUE – Certificado de Registro de Ciudadano de la Unión).
• If we are non-EU citizens, we can also open a bank account in Spain without being residents, but in this case a valid passport is required.

In both cases, banks usually request a certificate of non-residence, a document confirming that we do not live in Spain and which has limited validity. It can be requested from the Oficinas de Extranjería (Immigration Offices) or Police Stations, and it may also be requested abroad through the corresponding Spanish Consular Offices.

Opening a bank account in Spain as a resident foreign national

If we legally reside in Spain, opening a bank account is generally easier and involves fewer restrictions.

• If we are EU resident citizens, we can open an account using the EU registration certificate (CUE) together with our national identity document or passport.
• If we are non-EU resident citizens, the account is opened by presenting the TIE (Tarjeta de Identidad de Extranjero), in addition to the passport. Some banks allow the process to begin online, but they usually require in-person verification.

Documentation proving the origin of funds

Spanish legislation requires banks and notaries to verify the origin of the funds used to purchase a property, in compliance with anti-money laundering regulations.

For this reason, as buyers we must provide documentation proving where the funds come from: savings, employment income (for example, payslips), the sale of another property, inheritances, and so on. This documentation is particularly required when the money comes from abroad.

It is a standard and mandatory step, so it is advisable to have this documentation prepared before signing the deed in order to avoid delays.

Power of attorney (if we cannot be present)

If we cannot travel to Spain to complete the purchase, we can grant a power of attorney so that someone signs on our behalf.

The power of attorney can be granted at a Spanish consulate or before a notary in our country of residence. In the latter case, the document usually needs to be legalised or apostilled, and, where applicable, translated into Spanish.

It is a widely used option in property purchases from abroad and allows the entire process to move forward more quickly without the need to travel.

The cost of a power of attorney usually ranges between €25 and €50.

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What documents must the seller provide?

In addition to the buyer’s documentation, the seller must provide several documents proving the legal and administrative status of the property:

• Nota simple from the Land Registry (Registro de la Propiedad), which allows us to verify who the legal owner is and whether there are any charges or liens.
• Energy efficiency certificate (Certificado de eficiencia energética): a mandatory document that reports the property’s energy consumption and emissions rating.
• Occupancy certificate (Cédula de habitabilidad), required in some Autonomous Communities and necessary to register utilities.
• Certificate of zero debt with the homeowners’ association, confirming that the property is up to date with community payments.
• Receipt for the latest payment of IBI (Impuesto sobre Bienes Inmuebles).
• ITE (Inspección Técnica del Edificio – Building Technical Inspection): for buildings subject to regulation, this certifies that the property has passed the technical inspection assessing its state of conservation, safety and accessibility. The obligation and frequency depend on the age of the building and the applicable regional or municipal regulations.

Requesting these documents before signing is essential to avoid future issues.

Step by step: How to sell your home in Spain as a non-resident foreigner

Deposit agreement (Contrato de arras)

Finally, there is the possibility of signing a deposit agreement (Contrato de arras). This is a private agreement between buyer and seller signed before the final purchase deed, used to secure the reservation of the property. It sets out the main conditions of the transaction: price, deadlines and consequences if either party fails to comply.

The most common type is the arras penitenciales, which allow either party to withdraw under certain conditions. Typically, an amount equivalent to 10% of the purchase price is paid.

Although it is not legally mandatory, the Contrato de arras is very common and provides security for both parties. It can be drafted by a real estate agency, a lawyer, or by mutual agreement between buyer and seller.

Is it advisable to buy through a real estate agency if we live abroad?

When buying a property in Spain from abroad, working with a real estate agency can be particularly helpful. In addition to helping us find a property and advising on prices, they can coordinate the documentation, act as intermediaries with the seller and guide us through the entire process until the signing before a notary.

How to Buy a House in Spain as a Non-Resident Foreigner