Buying Property in Spain as a Non-EU Buyer in 2026: What Actually Changed
Three things changed for non-EU buyers in Spain between 2023 and 2026, and only two of them are real. The Golden Visa closed on 3 April 2025. Rental income taxation still splits sharply along EU/non-EU lines. The widely reported “100% tax on non-EU buyers” was announced but never legislated, and is not in force.
This page is the starting point. Each section summarises one change and links to a detailed article on it.
You can still buy. That has not changed.
No restriction exists on foreign ownership of Spanish property. Citizens of any country can purchase residential property in Spain, hold it in their own name, and sell it freely. Nothing in the 2024–2026 changes altered that.
What changed is what a purchase gets you beyond the property itself, and what you pay on the income it generates.
Change 1: the Golden Visa closed
Spain’s residency-by-investment route ended on 3 April 2025 after twelve years. A property purchase — at any price, including far above the old €500,000 threshold — no longer grants residency.
The reasoning given was housing affordability: the government noted that the overwhelming majority of these visas were tied to real estate in already-pressured markets.
If residency in Spain is your goal, the purchase and the residency are now two separate projects. The remaining routes are the non-lucrative visa, which requires demonstrable passive income, and the digital nomad visa for remote workers.
Read the detail: what the Golden Visa closure means if you want to buy now →
Change 2: rental taxation depends on your passport
This is in force, it is significant, and it is the change that most often surprises buyers after completion rather than before.
| Owner’s tax residence | Rate | Expenses deductible |
|---|---|---|
| EU / EEA resident | 19% | Yes — mortgage interest, repairs, management, IBI, insurance, depreciation |
| Outside EU / EEA | 24% | No — tax applies to gross rent |
The headline gap is five percentage points. The real gap is much larger, because the non-EU owner cannot deduct anything at all. On a property with a mortgage, an agency and running costs, the effective difference can be several times the nominal one.
Read the detail: 19% vs 24% and how the numbers actually work →
Change 3: the “100% tax” that never became law
In January 2025 the government announced a proposal to raise the tax burden on non-resident buyers from outside the EU by up to 100% of the property value. It generated enormous coverage and a great deal of hesitation among buyers.
As of September 2026 it has never been debated or voted in Congress, has no implementation date, and faces three separate obstacles: a minority government without the votes, disputed constitutional and EU-law foundations, and opposition from the regional governments that would have to administer it.
Read the detail: the full status of the 100% tax proposal →
How Spain compares to the alternatives
Buyers looking at Spain from outside the EU are usually also looking at Greece and Portugal. The three have moved in different directions:
- Spain — no residency route through property since April 2025.
- Greece — property route still open, but thresholds rose sharply in 2024: €800,000 in Attica, Thessaloniki, Mykonos, Santorini and the larger islands; €400,000 elsewhere.
- Portugal — removed all real estate routes from its Golden Visa in October 2023. The programme continues through funds, job creation and cultural donation.
Read the detail: Spain, Greece or Portugal in 2026 →
Where the money actually goes in Marbella
Foreign buyers account for 63.14% of all purchases in Marbella. The average sale price exceeds €711,000 — roughly three times the Spanish national average — and in the segment above €2 million, fewer than 10% of purchases involve any financing at all.
That last figure describes the market better than any other: at this level, buyers are not borrowing. Interest rates and mortgage products, which dominate general property advice, are largely irrelevant here.
Read the detail: where to buy in Marbella above €1M →
Frequently asked questions
Can a non-EU citizen buy property in Spain in 2026?
Yes, without restriction. Foreign ownership of Spanish residential property is not limited by nationality.
Does buying property in Spain give residency?
No. The Golden Visa closed on 3 April 2025. Residency requires a separate visa route.
Is there a 100% tax on non-EU buyers?
No. It was proposed in January 2025 and has never been legislated.
What tax do I pay on rental income?
24% of gross rent if you are resident outside the EU/EEA, with no deductions. 19% of net income if you are EU/EEA resident, after deducting costs.
Do I need a Spanish mortgage?
In the segment above €2 million fewer than one purchase in ten uses financing. Mortgages are available to non-residents but are the exception at this level.
General information as of September 2026, not tax or legal advice. Your position depends on your tax residence, nationality and how a purchase is structured. Confirm with a Spanish tax adviser before committing.
