Owning a property in Spain is a classic dream for those seeking quality of life or looking to diversify their assets in Europe. And here is the good news: Brazilians can buy a house or apartment there without the headache of nationality restrictions. The "trick," however, lies in the specific bureaucracies that many people end up ignoring.
We have put together this guide (fully updated for 2026!) so you don't get lost among taxes, fees, and the necessary paperwork. We will talk directly about what changed with the end of the Golden Visa and how to plan your financing without surprises.
📋 Quick Summary: Brazilians can buy properties in Spain without restrictions. Essential documents: NIE (Número de Identificación de Extranjero), valid passport. Taxes: ITP (6-10%) for pre-owned properties or IVA (10%) for new ones + AJD. Total additional costs: 10-15% of the property value.
Can Brazilians Buy Property in Spain?
Yes, they can, and it is simpler than it seems. Spain is very open in this regard: you don't need to live there, nor have a residence visa to own a property. You can buy your house in Madrid or Barcelona while sitting on your sofa here in Brazil.
What Does Buying a Property Guarantee?
- Full ownership: Equal rights to Spanish citizens
- Personal use or rental: You can live in it, use it as a holiday home, or rent it out
- Inheritance: It can be passed on to heirs
- Appreciation: Potential for asset value growth
What Buying a Property Does NOT Guarantee
- Visa or residency: Buying a property does not grant an automatic right to reside in Spain
- Citizenship: Ownership does not speed up the citizenship process
- Work permit: It does not authorize working in the country
⚠️ Important Change - End of the Golden Visa: Since April 2025, Spain has ended the Golden Visa program, which allowed obtaining residency through the purchase of real estate above €500,000. Now, buying property no longer guarantees a residence visa. If you wish to live in Spain, you will need another type of visa (non-lucrative, work, digital nomad, etc.).
Why Buy Property in Spain?
But is it still worth it now that the Golden Visa has ended? Our answer is: definitely. And the reasons go far beyond a simple residency paper:
1. Solid Real Estate Market
- Consistent recovery after the 2008 crisis
- Average appreciation of 5-8% per year in major cities
- High demand for rentals (tourist and long-term)
- Consolidated legal security
2. Quality of Life
- Exceptional Mediterranean climate
- High-quality healthcare system
- Modern infrastructure
- Culture, gastronomy, and leisure
3. Strategic Location
- Gateway to Europe
- Flight connections to the whole world
- Ease of access to other European countries
4. Asset Diversification
- Investment in Euros (currency protection)
- Assets outside of Brazil
- Possibility of income in a strong currency
Documents Needed to Buy Property
To purchase a property in Spain, you will need the following documents:
1. NIE (Número de Identificación de Extranjero)
Think of the NIE as your "Spanish Tax ID." Without it, you cannot even sign a rental contract, let alone a deed. It is the absolute first step of your journey.
How to Obtain the NIE
| Option | Where | Timeline |
|---|---|---|
| In Brazil | Spanish Consulate (SP, RJ, Brasília) | 2-4 weeks |
| In Spain | Oficina de Extranjería (Foreigners' Office) | 1-2 weeks |
| By Power of Attorney | Legal representative in Spain | Variable |
Documents for the NIE
- Valid passport (original + copy)
- Completed EX-15 form
- Justification (purchase contract or letter of intent)
- Fee (~€10-15)
2. Valid Passport
International identity document with a minimum validity of 6 months.
3. Financial Proof
- Bank statements
- Proof of origin of funds
- Income Tax Return (if applicable)
4. Spanish Bank Account
Although not mandatory, it is highly recommended to open a Spanish bank account to:
- Facilitate payments
- Pay taxes and fees
- Direct debit for expenses (electricity, water, community fees)
💡 Tip: Banks like Santander, BBVA, CaixaBank, and Sabadell have experience serving foreigners. Some allow remote account opening.
Step-by-Step Purchase Process
Step 1: Property Search and Selection
The first step is finding the ideal property. Consider:
- Location: City, neighborhood, proximity to services
- Type: Apartment, house, villa, chalet
- Objective: Residence, investment, vacation
- Budget: Price + additional costs (10-15%)
Where to Search
- Online portals: Idealista, Fotocasa, Habitaclia
- Local real estate agencies: Knowledge of the regional market
- Specialized consultancy: For Brazilians, it facilitates the process
Step 2: Legal Due Diligence
Before formalizing the purchase, it is essential to verify the legal status of the property:
Documents to Verify
| Document | What it Reveals | Where to Obtain |
|---|---|---|
| Nota Simple (Land Registry Certificate) | Current owner, mortgages, liens | Registro de la Propiedad |
| Certificado de estar al corriente | Community fee debts | Homeowners' association |
| IBI Receipt | Paid municipal taxes | Local Town Hall |
| Cédula de habitabilidad | Property fit for habitation | Town Hall/Autonomous Community |
| Certificado energético | Energy efficiency | Certified technician |
⚠️ Attention: Never buy a property without checking the Nota Simple. It reveals if there are mortgages, seizures, or other liens on the property that you would inherit upon purchasing.
Step 3: Contrato de Arras (Deposit Contract)
Once the property is found and documentation verified, the next step is the contrato de arras (deposit contract).
What It Is
A preliminary contract that reserves the property and establishes the conditions of the sale.
Deposit Amount
Generally 10% of the property value.
Consequences
- If the buyer withdraws: They lose the deposit
- If the seller withdraws: They return double the deposit
Step 4: Public Deed and Notary
The big day arrives with the signing of the escritura pública (public deed). In Spain, the notary is a central figure: they ensure that everything discussed is on paper before you receive the keys.
What Happens
- Attendance of buyer and seller (or representatives)
- Reading and signing of the deed
- Payment of the remaining balance
- Handover of the keys
Notary Costs
Notary fees are regulated by law and vary according to the property value, generally between €600 and €1,500.
Step 5: Registro de la Propiedad (Property Registry)
After the deed, the property must be registered in the Registro de la Propiedad.
Why It Is Important
- Guarantees legal ownership against third parties
- Protects against fraud
- Allows for future sale or mortgage
Timeline
Registration takes 1 to 3 months after the deed.
Cost
Registry fees: approximately €400 to €1,000, depending on the value.
Taxes and Costs in Property Purchase
In addition to the property price, you must consider taxes and additional costs that represent 10-15% of the purchase value.
Main Taxes
| Tax | Used Property | New Property | Rate |
|---|---|---|---|
| ITP (Impuesto de Transmisiones Patrimoniales) | Yes | No | 6-10% (varies by region) |
| IVA (Value Added Tax) | No | Yes | 10% |
| AJD (Actos Jurídicos Documentados) | No | Yes | 0.5-1.5% (varies by region) |
ITP by Autonomous Community (2026)
| Region | ITP Rate |
|---|---|
| Madrid | 6% |
| Catalonia | 10% |
| Andalusia | 7% |
| Valencia | 10% |
| Balearic Islands | 8-11% |
| Canary Islands | 6.5% |
| Basque Country | 4% |
Other Costs
| Cost | Approximate Value |
|---|---|
| Notary | €600 - €1,500 |
| Property Registry | €400 - €1,000 |
| Gestoría (Administrative Agency) | €300 - €600 |
| Lawyer (Recommended) | 1% of value or fixed fee |
| Appraisal (if financing) | €300 - €500 |
Practical Example
For a used property of €200,000 in Madrid:
| Item | Value |
|---|---|
| Property Price | €200,000 |
| ITP (6%) | €12,000 |
| Notary | €1,000 |
| Registry | €600 |
| Gestoría | €400 |
| Total | €214,000 |
Financing for Foreigners
Brazilians can obtain financing from Spanish banks, although with different conditions than those offered to residents.
General Conditions for Non-Residents
| Condition | Residents | Non-Residents |
|---|---|---|
| Maximum Financing | 80% of value | 50-70% of value |
| Maximum Term | 30 years | 20-25 years |
| Interest Rate | Euribor + spread | Euribor + higher spread |
| Max Age at Maturity | 75-80 years | 70-75 years |
Documents for Financing
- Passport and NIE
- Income Tax Return (Brazil)
- Proof of income (last 3-6 months)
- Bank statements
- Employment contract or proof of activity
- Credit report (if available)
Banks that Finance Foreigners
- Santander
- BBVA
- CaixaBank
- Sabadell
- Bankinter
💡 Tip: Compare offers from different banks. Conditions can vary significantly, especially for non-residents.
Best Regions to Invest
By Appreciation and Profitability
| Region | Average Price/m² | Rental Yield | Profile |
|---|---|---|---|
| Madrid | €4,000 - €6,000 | 4-5% | Safe investment, high demand |
| Barcelona | €4,500 - €6,500 | 3.5-4.5% | Tourism, appreciation |
| Valencia | €2,500 - €3,500 | 5-6% | Growth, quality of life |
| Málaga | €2,800 - €4,000 | 5-7% | Tourism, expats |
| Alicante | €1,800 - €2,500 | 6-7% | Value for money, beach |
| Canary Islands | €2,000 - €3,500 | 5-6% | Climate, year-round tourism |
By Objective
To Live
- Valencia: Quality of life, beach, moderate cost
- Madrid: Professional opportunities, culture
- Málaga: Exceptional climate, international community
For Investment (Rental)
- Barcelona: High tourist demand
- Madrid: Corporate and student demand
- Costa del Sol: Seasonal rental
For Holiday Home
- Balearic Islands: Mallorca, Ibiza
- Costa Brava: Beaches and nature
- Canary Islands: Spring-like weather all year
Recurring Taxes (After Purchase)
In addition to acquisition costs, property owners in Spain pay annual taxes:
IBI (Impuesto sobre Bienes Inmuebles)
- What it is: Equivalent to the Brazilian IPTU (Property Tax)
- Value: 0.4% to 1.1% of the cadastral value
- Frequency: Annual
Non-Resident Income Tax (IRNR)
Non-residents who own property in Spain pay an annual tax:
- Property for own use: 19% on 1.1-2% of the cadastral value
- Rented property: 19% on net rental income
Garbage Fee (Taxa de Lixo)
- Varies by municipality
- Generally €50-200/year
Community Fees (Comunidad de Propietarios)
- If the property is in a building
- Value varies according to the building and services
Frequently Asked Questions
No. Any foreigner can buy property in Spain regardless of having a visa or residency. You only need the NIE (Foreigner Identification Number) for the transaction.
Does buying a property give me the right to live in Spain?No. Since April 2025, with the end of the Golden Visa, buying property does not guarantee a residence visa. To live in Spain, you will need another type of authorization (non-lucrative visa, work, digital nomad, etc.).
Can I buy property from Brazil, without going to Spain?Yes. It is possible to do the entire transaction by power of attorney. You grant powers to a lawyer or representative in Spain who signs the deed on your behalf.
Can Brazilians get financing in Spain?Yes. Spanish banks finance non-resident foreigners, usually up to 50-70% of the property value, with terms of up to 20-25 years.
How much does it cost beyond the property price?Consider an additional 10-15% for taxes (ITP or IVA+AJD), notary, registry, and expenses. For a €200,000 property, set aside about €20,000-30,000 extra.
Can I rent out my property in Spain?Yes. You can rent it for housing (long-term) or tourism (short-term). Tourist rentals require a specific license in many regions.
How do I send money from Brazil to pay for the property?There are several options: international bank transfer (SWIFT), platforms like Wise or Remessa Online, or through currency brokers. Compare rates and spreads before choosing.
Do I need to declare the property in Brazil?Yes. Assets abroad must be declared in the Brazilian Income Tax. Values above US$1 million also require a declaration to the Central Bank (CBE).
Tips for Buying Safely
1. Hire an Independent Lawyer
Have your own lawyer to review contracts and documents. Do not rely solely on the seller's or the real estate agency's lawyer.
2. Check the Nota Simple
Always request an updated Nota Simple (less than 15 days old) to verify the property's status.
3. Visit the Property Personally
If possible, visit the property before signing the deposit contract. Photos can hide problems.
4. Understand All Costs
Ask for a detailed estimate of all costs before closing the deal.
5. Plan the Fund Transfer
International transfers can take time and have costs. Plan ahead.
6. Consider Maintenance Costs
IBI, community fees, insurance, maintenance – calculate the annual costs of keeping the property.
Conclusion
In the end, Spain remains a safe haven for your money. It is true that the rules of the game changed a bit with the end of the Golden Visa in 2025, but the Spanish real estate market is solid and very welcoming to the Brazilian investor who knows where they are stepping.
Key points to remember:
- NIE is mandatory: Request it before starting the process
- Additional costs: Reserve 10-15% beyond the property price
- Legal verification: Nota Simple is essential
- Taxes: ITP (used) or IVA+AJD (new)
- Financing: Possible for non-residents (50-70%)
- No residency: Buying does not guarantee a visa (end of Golden Visa)
With planning and proper advice, you can realize the dream of owning your property in Spain with security and peace of mind!
🏠 Ready to invest in Spain?
Start by obtaining your NIE, research the regions that best match your profile, and rely on specialized professionals to guide you through every step of the process.
⚠️ Important Notice: This article is for informational purposes only and does not replace consultation with specialized professionals (lawyers, real estate advisors). Values, rates, and procedures are subject to change. Consult official sources for updated information.
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