Spain · buyer's guide
NIE number and a Spanish bank account for property buyers
In short. The NIE, the foreigner identity number, is required for any property purchase in Spain: without it the notary will not execute the deed and the bank will not open an account. You apply on form EX-15 and pay the fee on form 790, code 012, at the Spanish consulate where you live or in Spain, in person or through a representative. The non-resident bank account is opened after the NIE, and the bank will always check the source of your funds.
This article describes the general procedure. Consulates in different countries handle appointments in their own way, and their requirements for translations may also differ, so check your consulate's website before you apply.
What an NIE is
The NIE (Número de Identidad de Extranjero) is a foreign national's personal number in Spain. For a property buyer it works as a tax ID and an identity document rolled into one: the notary uses it to execute the deed, the tax office to accept the purchase tax, the Land Registry to record the owner and the bank to open your account.
Don't confuse the NIE with a residence permit. The number gives you no right to live in Spain and has nothing to do with visas. It is simply an identifier for transactions and taxes. It is personal: everyone who will be named as a buyer needs one. If you are buying as a couple, both spouses need an NIE.
The TIE card, which is sometimes confused with the NIE, is issued to people who have been granted residence. A non-resident buyer does not need it.
Where to apply: three options
| Option | How it works | Who it suits |
|---|---|---|
| Spanish consulate in your country | you book an appointment, attend with your documents, and the number comes through the consulate | if the consulate is easy to reach and you can wait for an appointment |
| Representative in Spain | you grant a power of attorney and a lawyer applies at the police station | if you'd rather not go to a consulate; the most common route for a remote purchase |
| In person in Spain | appointment at the police foreigners' office | if you are flying in for viewings anyway |
In every case someone has to be physically present when the application is submitted: you or your representative. You cannot apply by post.
If you are already granting a power of attorney for the purchase, it makes sense to include the right to obtain the NIE. One document then covers the number, the bank account and the deed. You can sign the power of attorney at a Spanish consulate, in which case no apostille is needed, or at a notary at home with an apostille and a sworn translation. More on this in how to buy property in Spain remotely.
Documents
The basic set that consulates and the police ask for:
- Form EX-15 in duplicate, completed and signed by the applicant (or the representative).
- Receipt for the fee on form 790, code 012. The form is completed on the National Police website, and the amount is filled in automatically.
- Passport and a copy.
- A document explaining the reason. For a buyer this is the deposit contract, the reservation agreement or a letter of intent to buy property. Without a stated reason the application may be refused.
- Power of attorney, if a representative is applying.
Form EX-15 has a separate box for a non-residency certificate (certificado de no residente). Banks sometimes ask for it to open an account on non-resident terms. If your bank requires one, the lawyer can request it together with the NIE.
How it works through a representative, step by step
This is the most common route for our buyers who don't fly to Spain:
- Power of attorney. You sign it at a Spanish consulate or at a notary at home (in which case with an apostille and translation). The wording includes the right to obtain the NIE, open an account and sign the purchase.
- Application. Your representative completes form EX-15 on your behalf and pays the fee on form 790, code 012.
- Appointment. Applications are made by prior appointment (cita previa) at the police foreigners' office. In peak season free slots go quickly, so it is best to book straight away.
- Submission and collection. Your representative attends with the application, the receipt, a copy of your passport, the power of attorney and the document stating the reason. A certificate with your number is issued.
- Scan to you. The number can be used right away in the deposit contract, for the bank account and at the notary.
How much it costs
The fee is paid on form 790, code 012. We deliberately don't quote the amount: it is revised, and different sources currently give different figures. The form on the police website calculates it for you, so go by that. If a representative obtains the NIE for you, add their fee, and the power of attorney is paid to the notary or consulate.
A Spanish bank account
You will almost always need an account in Spain. It is used to pay the balance at the notary (usually by banker's draft or transfer), the purchase tax, and later the annual bills: IBI, rubbish collection, community fees, electricity and water. A foreign account is awkward for this and often can't be used for direct debits.
The non-resident account is opened once you have the NIE. If your representative holds a power of attorney that includes opening an account, you don't need to travel.
What the bank will ask for
Spanish banks operate under the anti-money-laundering law (Ley 10/2010). Before a large sum is credited, the bank will check where the money comes from. Prepare in advance:
- statements for the account the transfer will come from;
- proof of income: certificates, tax returns, contracts;
- if the money comes from selling another property, the contract for that sale;
- if it is a gift or an inheritance, the documents for it.
Documents in Russian or Armenian usually need to be translated. The more complete the file is first time round, the faster the bank opens the account and accepts the transfer. This is the step where purchases most often lose time.
The restriction for Russian citizens
EU Regulation 833/2014 (Article 5b) prohibits EU banks from accepting deposits from Russian nationals and from individuals residing in Russia if the total held in accounts at one bank exceeds 100 000 €. There are exceptions, notably for Russian nationals with an EU residence permit. Spain's financial intelligence unit, SEPBLAC, has issued a separate reminder to banks about this.
In practice this means the purchase is not prohibited, but a large payment has to be planned in advance with the lawyer and the bank. We don't advise on ways around the restriction and we don't promise it will be easy. Once we understand your situation, we will explain how such purchases are usually completed lawfully.
There is no such restriction for citizens of Armenia and Kazakhstan, but the source-of-funds checks are the same.
Where people most often get stuck
- Name spelt differently. Your surname in Latin letters must match letter for letter in your passport, your bank statements and the power of attorney. If older documents use a different transliteration, the bank and the notary will have questions. Check this before you apply.
- A reason with no document. "I want to buy an apartment" without a reservation, contract or letter may not satisfy the official. It is better to attach a document.
- A power of attorney without the right powers. If it doesn't include the right to obtain the NIE, your representative cannot apply, and you will have to grant a second one.
- Last-minute translations. Translate your income and source-of-funds documents for the bank early, in parallel with the NIE.
- An account without direct debits. After the purchase, IBI, rubbish collection, community fees, electricity and water are paid from the account. Set up the direct debits straight away so you don't build up debts that attract surcharges.
How long it takes
It depends on the consulate or police office and on how busy the season is. We don't give a general figure because it varies widely. The one practical tip: start the NIE as soon as you have settled on a property, in parallel with the checks on the apartment's paperwork. That way the number will be on its way by the time you sign the deposit contract.
Quick questions, step by step
Do I need an NIE to view apartments? No. You need it for the deposit contract or the deed. You can start the search and the video viewings without one.
Do I need an NIE for a mortgage? Yes, the bank will not consider an application without it.
Does the number need renewing? The number itself stays yours. The paper certificate issued with it may show an expiry date, but the number does not change.
Can I buy through a company? Yes, but that is a separate structure with its own taxes and checks. We discuss it case by case.
What comes next
Once the NIE and the bank account are ready, what remains is the deposit contract, the deed and registration. The costs at each step are covered in taxes and costs when buying.
If you haven't chosen a property yet, browse the whole catalogue or Torrevieja apartments near the beach, currently 47 options. And if you want to start the NIE while we search, send us a request: we will tell you which application route is fastest from your country and send the power of attorney wording for your lawyer.