Spain Golden Visa – property investment, requirements and benefits

Spain’s Golden Visa program is one of Europe’s most attractive residency-by-investment opportunities – offering the right to live, work, and travel freely across the Schengen zone in exchange for a qualifying property investment.

Whether you’re planning to relocate, retire under the Spanish sun, or gain EU mobility while keeping your current residency, the Golden Visa offers flexibility and long-term stability.

In this guide, Bostello.com explains exactly how the program works, the requirements for investors, and how to apply step by step.

What is the Spain Golden Visa program?

The Spain Golden Visa was introduced under Law 14/2013 to encourage foreign investment, particularly in real estate and job creation. It allows non-EU citizens to obtain legal residency in Spain by investing at least €500,000 in property, without needing to live full-time in the country.

Key benefits

• Residency for you and your family (spouse, children, dependent parents).

• Freedom to travel within the Schengen area (27 European countries).

• No minimum stay requirement – just visit once per year to renew.

• Access to Spanish healthcare, education, and banking systems.

• Pathway to permanent residency after five years and citizenship after ten.

Spain’s lifestyle, infrastructure, and strong property market make it one of the most popular destinations for investors.
If you’re exploring where to buy, see our guide to Spain’s regions for a regional comparison.

Minimum investment and eligibility

To qualify for the Golden Visa, the minimum real estate investment is €500,000 – the amount must be mortgage-free. You can invest in one or several properties as long as the total equity value meets the threshold.

These are paid at the notary during the completion process, which you can read more about in our step-by-step buying process guide

What types of property qualify?

• Residential homes, apartments, or villas.

• Commercial property or office buildings.

• Land or mixed-use developments.

• Multiple units purchased together, provided the investor’s share exceeds €500,000.

Who can apply

• The main investor (property owner).

• Spouse or registered partner.

• Children under 18.

• Dependent adult children and elderly parents (financially supported).

💡 If you plan to partially finance your purchase, remember that only the mortgage-free amount counts toward the visa threshold.
Learn more about Spanish mortgages for non-residents before signing a purchase contract.

Step-by-step process to obtain the Golden Visa

The application process is straightforward but must be carefully managed to meet all legal requirements. Here’s how it works:

1. Find your property and sign a reservation

Start by choosing a property that qualifies. Once your offer is accepted, you’ll sign a reservation contract (arras) and transfer a deposit, typically €3,000–€10,000.
Your lawyer will begin due diligence, verifying the property is debt-free and properly registered.

See our step-by-step buying process for details.

2. Apply for an NIE and open a Spanish bank account

All property buyers in Spain must obtain an NIE (Número de Identificación de Extranjero) and open a local bank account for the transaction.

Learn more in our legal requirements guide

3. Complete the purchase and sign before the notary

Once due diligence is complete, you’ll sign the title deed (escritura pública) before a notary and pay the purchase taxes (ITP or VAT + Stamp Duty).
The property is then registered under your name in the Land Registry.

4. Submit your Golden Visa application

You can apply:

• At the Spanish Consulate in your home country, or

• Directly in Spain (if you enter on a tourist visa).

You’ll submit the title deed, proof of funds, insurance, and background documents.
Approval typically takes 20-30 working days.

5. Receive your residence permit

Your initial Golden Visa residence card (TIE) is valid for 3 years.
It can then be renewed every 2 years, as long as the investment is maintained.

Documentation and legal requirements

To apply successfully, all documentation must be valid, translated into Spanish, and legalized with an apostille.

Required documents:

• Valid passport (minimum 1-year validity).

• Proof of property investment (title deed, nota simple, or purchase contract).

• Certificate from Land Registry confirming ownership.

• Bank certificate showing €500,000 transferred from abroad.

• Spanish private health insurance.

• Proof of financial means (bank statements, employment income, or assets).

• Criminal record certificate from your home country (valid 90 days).

A property lawyer will verify and prepare all documents before submission.
For details, see our legal requirements for buying property in Spain

Taxes and financial considerations

Even with the Golden Visa, you are still subject to Spanish property taxes as a homeowner.

One-time purchase taxes

• ITP (Transfer Tax) for resales: 6–10% depending on region.

• VAT (IVA) for new builds: 10%.

• Stamp Duty (AJD): 1–1.5%.

  For full details, read our Spain property taxes guide.

Annual taxes

• IBI (local council tax): 0.4–1.1% of cadastral value.

• Non-resident income tax: 19% for EU residents, 24% for non-EU.

Financial planning tip

If you’re investing through financing, mortgage interest and maintenance costs can affect your total outlay.

Read our guide on mortgages in Spain for foreigners to plan effectively.

Benefits and flexibility of the Golden Visa

The Spain Golden Visa stands out for its freedom and flexibility compared to other European residency schemes.

Key advantages:

• Live and work anywhere in Spain.

• Travel freely across the Schengen area without additional visas.

• No minimum stay – keep your tax residency abroad if you prefer.

• Include your family in the same application.

• Renew indefinitely as long as you keep the investment.

• Apply for permanent residency after 5 years and citizenship after 10.

Looking for qualifying homes?

See properties eligible for the Golden Visa

FAQ – Golden Visa in Spain

Can I finance my investment with a mortgage?

Yes, but only the mortgage-free portion counts toward the €500,000 threshold.
Learn more about mortgages for non-residents

Can I buy multiple properties?

Yes, you can purchase several properties as long as their combined value exceeds €500,000.

Can I rent out my Golden Visa property?

Absolutely. You can rent it long-term or short-term, but remember to declare income to the tax authorities and follow the regulations.
See property taxes in Spain for details.

How long does the process take?

Typically 1-2 months, depending on the consulate and document preparation.

Can I include my family members?

Yes. Spouses, dependent children, and parents can be added under one application.

Do I need to live full-time in Spain?

No, the visa only requires you to visit once a year to remain valid.