Long-form guide
Spain Golden Visa Guide
Spain's Golden Visa gives non-EU nationals a renewable two-year residence permit in exchange for a qualifying investment. For property buyers on the Costa del Sol, the real-estate route is the most common path — and the simplest one to underwrite. This guide walks through who qualifies, what the investment thresholds look like, how the application actually unfolds, and where the tax landscape touches a typical buyer.
Last updated · 2026-07-25
Eligibility
The Golden Visa is available to non-EU/EEA nationals who make a qualifying investment in Spain. There is no minimum stay requirement to maintain the permit — a hallmark of Spain's program compared to many European residency-by-investment schemes. Family members (spouse, minor children, and dependent adult children in some cases) can be included in the same application. The applicant must have a clean criminal record in Spain and in countries of residence over the previous five years, hold valid private medical insurance in Spain, and have sufficient economic means for the stay.
Investment thresholds
Spain's law sets the qualifying investment at €500,000 net of any financing — meaning the property must be free of mortgage at the time of the application, or at minimum the unencumbered portion must reach the threshold. Beyond real estate, the law also recognises several alternative routes. A buyer can mix-and-match across categories as long as each meets its own threshold.
- Real estate investment of €500,000 or more (one or multiple properties)
- Business investment that creates jobs or has a socioeconomic impact
- Investment in Spanish public debt instruments
- Investment in innovation, scientific research, or business development
Path to residency
From offer to residence card, the typical property route takes between four and eight weeks once the investment is complete, longer if consular appointments are scarce. The steps below are the common sequence for a non-resident buyer using the real-estate route.
- Select a qualifying property and complete the purchase (notary deed, land-registry inscription, paid in full and free of charges above the threshold).
- Apply for a Foreigner's Identity Number (NIE) — the tax identifier every foreign resident or investor needs in Spain.
- Open a Spanish bank account and route the purchase funds through it to evidence the transaction.
- File the Golden Visa application at the corresponding Spanish consulate (if applying from outside Spain) or at the immigration office (Foreigners' Office) in the province where the property is registered.
Taxation overview
The Golden Visa itself does not create a special tax regime — it grants residency to the holder, and Spanish tax residency follows the standard rules (183 days in a calendar year, or centre of economic interests in Spain). For a property buyer using the permit, the touchpoints are the usual Spanish property taxes (ITP on resale, IVA on new builds, plus AJD and notarial/registry fees), annual IBI (local property tax), the wealth tax (Impuesto sobre el Patrimonio) for larger estates, and personal income tax on any Spanish-sourced income. Non-residents without the permit pay a Non-Resident Income Tax (IRNR) on Spanish-sourced income including imputed rental values on owned property. Rates and thresholds change; current figures should always be confirmed with a Spanish tax advisor before completion.
Looking at Costa del Sol properties?
The Golden Visa route pairs naturally with qualifying-property purchases on the Costa del Sol. Browse current luxury listings and message us to discuss how the permit applies to a specific property.