Häufig gestellte Fragen
It is a residence visa that allows non-EU remote workers to live in Spain while working for companies or clients outside Spain.
Non-EU citizens who work remotely and meet Spain’s income and professional requirements.
Remote employment, freelance work, or running a business that operates mainly outside Spain.
Applicants typically need to show a monthly income of around €2,500–€3,000, with higher thresholds if applying with family members.
Yes, freelancers and self-employed professionals are eligible if they meet the income and contract rules.
Yes, business owners can apply if their company is based outside Spain and they work remotely.
Passport, proof of income, work contracts or client agreements, health insurance, and a clean criminal record.
Yes, but no more than 20% of your total income can come from Spanish clients or companies.
The visa allows an initial stay of up to one year, extendable to longer residence permits.
You can apply through a Spanish consulate or from within Spain if you are legally present.
Yes, applications can be submitted from Spain under certain legal conditions.
Most applications are processed within 20 to 45 days.
You may become a tax resident if you spend more than 183 days per year in Spain.
Yes, many digital nomads can apply for this special tax regime if they meet the criteria.
Yes, spouses/partners, children and dependent family members can be included in the application. However, you have to show a higher income to support them.
Yes, family members are allowed to work legally in Spain.
Yes, it can be renewed for up to five years in total.
Yes, long-term residency and citizenship may be possible after meeting legal requirements.
Yes, digital nomads can rent long-term or buy property in Spain without restrictions.
Yes, especially for buyers who want to live in Spain part-time or full-time, and they have international income streams and do not have to rely on local employment.
Buying off-plan means purchasing a property before it is built or while it is still under construction. You buy based on plans, brochures, and show homes.
A resale property is a home that is already built and previously owned. You can visit it, inspect it, and buy it directly from the current owner.
The main difference between off-plan and resale properties is that off-plan properties are new, modern, and under construction, with payments made in instalments. On the other hand, resale properties are already built, ready to move in, and require a one-time payment.
Off-plan offers potential savings and customisation; resale offers certainty and immediate use.
It depends on your goals:
Off-plan often has higher appreciation because you buy early at a lower price. Resale is better if you want instant rental income or a home to use now.
- Lower launch prices
- Modern design and energy efficiency
- Good appreciation potential
- Ability to choose layouts, finishes, or upgrades
- Payments in instalments instead of paying everything up front
- New-home warranties
- Construction delays
- Market prices could change before completion
- Developer quality may vary
- Final product may differ slightly from plans
- You cannot physically see the finished home until it’s built
- You see exactly what you’re buying
- Immediate use or rental income
- No long wait for construction
- Potential to renovate and add value
- Could need repairs or upgrades
- Older homes may lack modern features
- Less energy efficiency
- Higher maintenance costs
Usually yes. Developers offer lower prices at early stages to attract buyers. As construction moves forward, prices often increase.
In off-plan, you have to pay a small reservation fee, a 20–30% deposit during construction and the remaining amount at completion.
In resale, a 10% deposit is paid when contracts are signed, and the remaining amount is paid at the Notary, usually within 4–8 weeks.
Spain requires developers to provide bank guarantees for all payments, build according to approved plans, and follow strict building and quality rules. If the project is cancelled, guaranteed money must be refunded as well.
- Check their track record and past projects
- Confirm that bank guarantees are provided
- Review the building licence
- Ask your lawyer for due diligence checks
- Look for reputable, well-known developers
Yes, but with differences. In off-plan, there is limited negotiation in early phases, but it is more possible in later phases. In resale, you have better chances of negotiating the prices, especially if the seller wants a quick sale.
If a developer delays an off-plan property, first check your contract and send them a written notice.
If the delay continues, you can claim compensation or take legal action to get your deposit back through the bank guarantee.
In off-plan property purchases, you have to pay taxes like VAT (IVA), Stamp Duty (AJD) and in resale only
Transfer Tax (ITP). So yes, the tax structure is different.
No. You can open a non-resident bank account in Spain even if you don’t live there.
To open a resident account, banks usually ask for:
- Passport or national ID
- NIE (Spanish tax number)
- Proof of address in Spain
- Proof of income (like a work contract, a pension statement, or a tax return)
Yes. Most banks allow you to open a non-resident account before moving, which is useful for renting, buying property, or preparing your move.
Yes. Foreigners can open a non-resident bank account with just a passport and NIE.
It can take a day if the bank processes everything quickly. A few days if they need extra verification, or if you’re applying from abroad.
Yes. You can receive a salary, a pension, and rental income. Just make sure the account type fits the bank’s requirements.
Most major banks do. You can usually find English-speaking staff, English online banking and mobile apps
Also, some major banks offer customer service in English.
Technically, no, but it is highly recommended. A Spanish bank account makes it easier to pay the seller, transfer funds and pay notary, taxes, and utilities.
Yes, you can transfer money from a foreign account. But Spanish banks sometimes charge receiving fees. Additionally, large international transfers must be fully verified for anti–money laundering purposes. It is advised to open a local bank account.
Common fees include charges for international transfers, fees for issuing a banker’s draft and currency exchange costs if sending money in a different currency.
Yes. Spanish banks allow joint accounts with two or more holders. Both people must provide identification and sign the forms.
Not mandatory, but it makes the process convenient. These fees are usually paid on completion day, and a local account makes the process easier and faster.
IBI is a yearly property tax set by the local town hall. It is calculated using the cadastral value, which is usually lower than the market value. Most properties pay 0.4% to 1.1% of the cadastral value per year. The exact rate depends on the town or city.
If you own a property in Spain but live abroad, you may pay the following taxes, which include:
- IBI (local property tax)
- Non-resident income tax
- Wealth tax, only if your Spanish assets exceed the regional threshold
- Capital gains tax when you sell the property
The taxes you pay depend on whether the home is new or resale:
If resale:
- Property transfer tax (ITP) — varies by region, usually between 6 to 10%.
- VAT — normally 10%.
- Stamp Duty — usually 0.5%–1.5%.
There is no simple answer. It depends on:
- Where in Spain or the U.S. the property is located.
- Whether you live in the country or are a non-resident
- The type of tax (property tax, income tax, capital gains, etc.)
IBI is calculated by taking the cadastral value set by the government and applying the local tax rate decided by the town hall.
Other taxes use different rules:
- Non-resident income tax: based on a percentage of the cadastral value of the property or actual rental income.
- Wealth tax: based on the net value of your assets.
- Capital gains tax: based on the profit when you sell the property.
Yes. Anyone can buy property in Spain, as you do not need to be a citizen or resident. You only need an NIE number, which is a tax identification number for foreigners.
When you sell a property, you may have to pay the Capital Gains Tax, which is based on the profit you make. Another tax is Plusvalía Municipal, which is a local tax on the increase in land value.
If you are a non-resident, the buyer must hold back 3% of the sale price and send it to the tax office as an advance payment toward your capital gains tax.
For non-residents, property capital gains are taxed at a flat 19% if you are an EU/EEA citizen. However, if you are a non-EU/EEA citizen, you will be taxed at a flat 24%. This tax rate will not be applied to the sale price; rather, it will be applied to the capital gain.
If the property is not your main residence, you may have to pay:
- IBI each year.
- Non-resident income tax on an assumed income if the property is not rented out.
- Rental income tax if you rent it out.
- Wealth tax if your Spanish assets exceed the local exemption limit.
- Capital gains tax when you eventually sell.
Potential benefits include:
- Lower yearly property tax because IBI is based on cadastral value.
- Possible capital gains exemptions if you become a tax resident and reinvest in a new primary home.
- Deductions on rental income for EU/EEA property owners.
- Regional benefits, since some areas reduce or remove wealth tax.
Spain’s government has discussed a 100% tax to discourage non-EU investors from buying homes. The idea behind the proposal is to reduce speculative buying, lower pressure on local housing prices, and improve availability for residents. It is only a proposal, and not an active law.
Realista is a professional, independent home finder, specialising in the Costa del Sol, Spain. Realista will find the right property, in the right area, at the best possible price. We limit the number of people we help to ensure the highest level of personal attention to our clients. The company has an extensive network of agents, developers and private owners ensuring that clients save time and money in their property search.
It is a property search company. It finds the right property, in the right area, at the right price for those wishing to buy a home in the Costa del Sol area of Spain.
It saves people time – traditional agents sell property and only showcase what is on their books. To find the right property requires the use of more than one estate agent. Realista, however, provides a gateway to a network of agents and developers identifying the right fit to the customer requirements.
It saves people money – it provides a single channel avoiding the need for costly viewing trips with more than one agent, and Realista’s expertise and knowledge of the market means that customers only pay a fair price for their chosen property.
Realista is about working for people who want to buy a home in the sun. We find out exactly what people want and then use our network of contacts and expertise in the Spanish market to make the right match – often providing clients with essential pre-market information.
Realista has a substantial network of agents, developers and private owners. Those wishing to purchase a home contact us to outline and discuss the requirements. Realista then searches for suitable properties from its extensive network of contacts including searching pre-market sources. Properties are then short-listed and presented to the customer. A viewing trip is then arranged with Realista representatives accompanying the customer on every visit to provide advice and listen to feedback. If no suitable property is found, Realista will continue to search and provide update reports until the special combination of location, property and price is met.
Realista is free to the purchaser. It is the vendor who pays.
Realista promotes its services using a variety of channels including online, advertising and use of exhibitions.
There are no real competitors to Realista. Agents and developers are not a threat – they are part of the property search solution.
No, helping people find the property that matches their requirements exactly is just one of our services. We also assist with many other aspects involved with the purchase of Spanish property – see below for more details.
Buying a property in Spain can be a stressful process, particularly if you’re not in the country at the time. We take the stress out of buying for you by providing assistance throughout the process and coordinating the other professionals involved (for example, your lawyer, the surveyor, mortgage provider etc.).
We monitor every stage of process and provide you with regular progress reports so you are always aware of how things stand. When a matter needs input on your part, we bring your attention to it and can offer advice on how to proceed.
This attention to detail on our part and constant supervision ensure a smooth process with minimal inconvenience to you.
If you’re unable to be present at the time of completion, Realista is available to collect the keys to the property on your behalf and hand them to you at a convenient time for you.
Once you own a property in Spain we are on hand to help out with multiple matters. These include:
- Transferring utility contracts into your name.
- Contracting utility services for a new property.
- Notifying the local council of your ownership.
- Registering the property for local council taxes in your name.
Most new owners of Spanish property carry out some sort of home improvements. Our services also encompass these and we can advise and/or assist with renovation and refurbishment work, all architectural-related services and interior design.
Our dedicated team can also help with obtaining planning permission and building licences for those improvements that require them.
Realista can recommend reputable companies and advise on any aspects to do with removals. Please contact us for further information.
Owning a property in Spain involves several taxes, payable annually, including:
- Non-resident income tax based on fiscal value of your property.
- Non-resident wealth tax on properties with a fiscal value over €700,000.
- Local council taxes, known as IBI and based on the fiscal value of the property.
- Refuse taxes, levied by some councils on the Costa del Sol (e.g. Marbella) and usually a fixed rate.
It’s very difficult to provide an estimate of how much you will spend on utility costs as these obviously depend on how often you occupy the property, its size and energy-efficiency. Electricity bills are payable monthly or bi-monthly; water bills depend on the provider and may be monthly or quarterly; gas bills are usually monthly; and telephone/internet connections are monthly.
The best way to pay for utility costs and council taxes is via direct debit from your Spanish bank account. At Realista, we are happy to set this up on your behalf.
Community costs are payable on all properties in Spain that share communal services such as gardens, swimming pools, cleaners and security staff. The actual amount, levied monthly or quarterly, depends on the services provided. When you view a property Realista will provide all relevant information about community services and costs so that you know exactly what to expect.
Community management is based on common consensus among owners who meet at least once a year to decide how they wish to run the community. Decisions are made through majority vote. If you are not able to attend the meeting in person you can give power of representation to another owner.
Once you are the owner of assets in Spain, inheritance becomes important. We advise you to take expert legal advice from your lawyer on this matter.
While you are not legally obliged to make a will in Spain, having a legal Spanish will makes the inheritance process considerably easier and quicker for your heirs. Your lawyer can provide advice on making a will in Spain.
Household insurance is vital and you should insure both the building itself and the contents.
We are happy to provide you with recommendations for companies we have worked with over the years and who have proven themselves to be worthy of our confidence.
Yes. The Spanish government ended the Golden Visa programme in April 2025. New applications based on property investment are no longer accepted.
The programme was ended mainly to improve housing affordability for residents and reduce speculative foreign investment in real estate.
If you already have a Golden Visa, your residency rights remain valid, and you will not be affected by the programme’s closure.
Yes. Renewals are still allowed, provided you maintain your initial investment and continue to meet residency requirements.
No. Foreigners can still freely buy property in Spain, including on the Costa del Sol. The only change is that property investment no longer grants automatic residency.
Popular alternatives include:
- Non-Lucrative Visa (for retirees or those with passive income)
- Digital Nomad Visa
- Work Visa or Entrepreneur Visa
Yes, especially for buyers who do not need to work in Spain and have sufficient savings or passive income. However, unlike the Golden Visa, it requires spending more time in Spain each year.
The Non-Lucrative Visa allows non-EU citizens to live in Spain without working. It is ideal for retirees or individuals with passive income.
You typically need to show around €28,800 per year for the main applicant. However, you need to have additional funds for each dependent. This income must come from passive sources such as savings, pensions, or investments.
No. You are not allowed to work or earn income while living in Spain under this visa.
Initially, it is valid for 1 year, but it can be renewed, and after 5 years, it leads to permanent residency.
Yes. You are generally required to spend more than 183 days per year in Spain to maintain the visa.
Yes. Family members can be included, but you must show higher financial means.
Yes. You must have full private health insurance from a provider authorised to operate in Spain.
Yes, particularly for retirees and individuals relocating without the need to work.
Yes, at Realista we always recommend our clients take legal advice. A professional and cooperative lawyer makes a world of difference to buying a property in Spain.
If you aren’t already in contact with a lawyer, we are happy to recommend one. Please contact us for details.
Yes, our services go far beyond sourcing a property and negotiating its price. Once you have agreed a price with the seller and contracted a lawyer, we continue to oversee the entire process. We act as general coordinators, undertaking such tasks as instructing your lawyer, arranging structural surveys and assisting with finalising finance etc. This removes unnecessary stress and saves you valuable time.
The actual time period depends on the buyer and seller, and the schedule is set out in the purchase contract (see below). Typically, the process takes a month, but sometimes it takes longer.
Once your offer is accepted, your lawyer will check all the legal aspects of the property and draw up a purchase contract setting out the terms and conditions for the purchase. Once these are agreed, both parties sign the contract and you as the buyer pay a deposit, usually 10% of the purchase price.
A date is set for completion when both parties (or their legal representatives) attend a Notary’s office for the signing of the title deeds. Once this is done, you have legal ownership of the property and may take possession of it.
Next, the property is registered in your name at the Property Registry Office, a procedure that takes around a month.
The actual amount depends on the purchase price, but you should allow between 10% and 12% of the price to pay for transfer tax or VAT and professional fees such as the Notary and Registry Office.
The vast majority of properties in Spain are freehold.
Spanish law allows for multiple owners on the title deeds to a property. We advise you to discuss the implications of sharing title, particularly for inheritance matters, with your lawyer before you buy.
When both parties sign the title deeds at the Notary, the seller is obliged to hand over the keys to the property. This means you can move into the property immediately after buying it.
Once you have selected a property you would like to buy the Realista negotiating expertise steps it. Together we discuss the price and tactics basing your offer on our in-depth knowledge of the area, market conditions and short and medium-term expectations of its performance. We handle all price negotiations on your behalf – our years of experience have given us expertise and means we are totally objective and emotionally detached. This gives us the edge at the negotiating table and generally helps get you better price.
At Realista we have insider expert knowledge about the area, market conditions, properties that have been sold and what are fair asking prices. Our maxim is to save and make money for our clients by ensuring that the property is in an area with capital appreciation potential and that you buy it at the right price.
We continue negotiating on your behalf as far as possible on the back of our extensive local knowledge of market conditions and current property values. And we work hard to ensure you get the best possible value for your money.
As well as negotiating your offer with the seller, we also market you to the buyer, presenting your case as the best scenario. We do this from day one of negotiations and on those occasions when the buyer has multiple offers on the table, our influence and contacts may be critical in tipping the balance in your favour.
Our nearly 15 years of experience in the Costa del Sol property market have provided us with extensive inside knowledge of market conditions, trends and values. We only offer properties that satisfy two conditions:
- the property must have a fair price (or room for negotiation to achieve one);
- the property must be in an area where there’s potential for capital appreciation.
At Realista, we realise there’s a big choice of property on the Costa del Sol, but we’re also well aware that you are only interested in considering those that suit your requirements. Our house-hunting service is tailor-made to fit your list of must-haves, which we match with suitable properties. We will only show your homes that offer what you want and lie within your desired budget.
Once you have short-listed properties that you would like to view Realista will arrange viewing times that fit in with your schedule. We provide transport to and from your selected properties and are on hand at all times to answer your queries during the viewing and afterwards.
Since we established Realista in 2003 we have acquired a vast knowledge of the Costa del Sol property market, particularly in our niche areas of Marbella, Estepona and Benahavis. This knowledge plus a full understanding of what you’re looking for in property means we can source the best available.
In addition, over the last 14 years we have built up a reputation for professional business practice. Because of this, agents contact us first with off-market or unique properties. We are therefore able to offer our clients homes unavailable elsewhere.
