Spain · buyer's guide
Does buying property in Spain give residency? Options after the golden visa
In short. No, buying property in Spain no longer gives you a residence permit. The golden visa for investors was abolished by Ley Orgánica 1/2025, and no new applications have been accepted since 3 April 2025. A property owner can still live in Spain on other grounds: non-lucrative residence (income of at least 400% of IPREM, which in 2026 is 2 400 € a month for the main applicant) or the remote work visa (at least 200% of the minimum wage).
This is an overview of the available routes, not immigration advice. Consulates' document requirements vary from country to country, so check with your consulate or an immigration lawyer before applying.
What happened to the golden visa
From 2013 to 2025 Spain ran a residence programme for investors: buying property worth 500 000 € or more gave the whole family the right to a visa and residence. It was governed by Articles 63-67 of Law 14/2013.
Ley Orgánica 1/2025 on the efficiency of the justice system, published in the BOE on 3 January 2025, repealed those articles. The repeal took effect three months later, on 3 April 2025. Since that date no new investor visa applications have been accepted.
What matters for those who got in before the deadline:
- applications submitted before 3 April 2025 are processed under the old rules;
- visas and permits valid on that date remain valid for the period they were issued for.
If anyone still promises you "Spanish residency for buying an apartment", the information is either out of date or a bait and switch: they are really talking about other routes, where the property is not the point.
What routes remain for buyers
Owning an apartment does not give you anything by itself, but it doesn't get in the way either. These are the main routes for people who want to live in Spain for longer than three months:
| Route | Who it suits | Main requirement | Can you work? |
|---|---|---|---|
| Non-lucrative residence (no lucrativa) | retirees, people living on savings or passive income | income or savings of at least 400% of IPREM per month for the applicant | no |
| International remote work | people who work remotely for a foreign company or foreign clients | income of at least 200% of SMI | yes, remotely |
| Study, employment, family | under their own rules | depends on the route | depends on the route |
Below we look more closely at the first two, which are the most relevant to our buyers.
Non-lucrative residence
This is the main route for people buying an apartment by the sea to live in it, not to work in Spain. It is governed by the Regulations of the Immigration Act (Real Decreto 1155/2024).
How much money you need
The requirement is linked to IPREM, a public income benchmark. In 2026 IPREM is 600 € a month.
| Who | Requirement | Per month | Per year |
|---|---|---|---|
| Main applicant | 400% of IPREM | 2 400 € | 28 800 € |
| Each family member | 100% of IPREM | 600 € | 7 200 € |
| Couple | 500% of IPREM | 3 000 € | 36 000 € |
| Couple with a child | 600% of IPREM | 3 600 € | 43 200 € |
Income or savings can be shown through a pension, dividends, rental income or money in the bank. Consulates often want to see that the amount covers the whole term of the permit, not just the month ahead. Ask your consulate exactly how they assess savings.
What else you need
- health insurance with an insurer authorised to operate in Spain;
- no criminal record in Spain or in the countries where you have lived for the past five years;
- the applicant must not be a citizen of the EU, the EEA or Switzerland.
What you can't do
You cannot work for an employer or run a business in Spain on this permit. If you plan to work, you need a different route.
Where the apartment comes in
The apartment is not a ground for residence, but it has a practical advantage: you don't need to rent somewhere while you apply or afterwards. You will also already have an NIE and a Spanish bank account, which you need anyway. More on them in NIE and a Spanish bank account.
Remote work: the "digital nomad visa"
Since 2023, Law 14/2013 has allowed people who work remotely for companies or clients outside Spain to obtain a permit. It suits those who want to live in their own apartment on the Costa Blanca and carry on working for their current employer.
The income requirement is at least 200% of the Spanish minimum wage (SMI). For 2026, Real Decreto 126/2026 set SMI at 1 221 € a month, paid in 14 instalments a year. It is best to check how the consulate converts your income into a monthly or annual figure on the date you apply: sources differ on the method, so we don't quote a single number.
Besides the income, you need proof of remote work (a contract or a letter from your employer), professional experience or qualifications, insurance and a criminal record certificate.
How to apply for non-lucrative residence, in outline
The process has two stages:
- Visa at the consulate. You apply at the Spanish consulate for the place where you live. You attach proof of income or savings, health insurance, a criminal record certificate, a medical certificate and family documents if your family is coming with you. Certificates from your home country usually need an apostille and a translation; the consulate will give you the exact list.
- Entry and the card. Once you have the visa, you enter Spain and within one month apply for the TIE foreigner identity card at the police station where you live. For this you need an address in Spain, and that is where your own apartment comes in handy.
- Renewal. The initial permit is later renewed, again with proof of income. Check the renewal conditions on the date you apply, as they change along with the regulations.
Three typical scenarios
Retirees from Yerevan or Moscow. A pension plus savings, no plans to work in Spain, and a wish to live by the sea for most of the year. Non-lucrative residence fits. What matters is that after buying the apartment you still have the amount the consulate requires in the bank: 400% of IPREM for the applicant and 100% for the spouse. So we work out the apartment budget from what is left over, not from your total savings. Apartments under 200 000 € often suit this scenario.
A remote professional. Works for a foreign company, with a stable, documented income. The remote work permit fits. The apartment is not required here, but it takes care of the housing question.
A family buying for holidays. They buy an apartment to spend summers and school holidays in it and have no plans to move. No residence permit is needed: a Schengen visa and the 90/180 rule are enough. For this scenario, proximity to the sea and the option to let the apartment the rest of the time matter more: see apartments near the beach.
Without a residence permit: the Schengen visa and the 90/180 rule
Many buyers have no intention of moving: they spend their holidays, the summer or the winter in Spain. Citizens of Armenia, Russia and Kazakhstan need a Schengen visa for this. The rule is no more than 90 days in any 180-day period. Owning an apartment does not extend that limit, but it can help when applying for a visa as proof of accommodation. The decision on the visa rests with the consulate.
What about taxes?
A residence permit and tax residence in Spain are linked, but they are not the same thing. As long as you are non-resident, you pay non-resident tax on your Spanish apartment: on deemed income if you don't let it, or on the rental income if you do. Details are in taxes and costs when buying. If you move and spend more than 183 days a year in Spain, the tax picture changes completely, and that is worth discussing with a tax adviser before you move.
How we help
WSE.AM finds properties and handles the purchase. Immigration paperwork is done by an immigration lawyer, and we are upfront about where our work ends. What we do:
- find an apartment that works for year-round living, not just for the summer, for example in Torrevieja, where we have 79 properties in the catalogue, or in Alicante;
- work out the budget including taxes and annual payments, so the money the consulate wants to see in your account doesn't all go on the apartment;
- run the purchase remotely while you gather the documents for your residence application.
If you are choosing between Spain and other destinations, take a look at our Spain catalogue as well as the Batumi and Phuket sections of the site. And to talk through your situation, send us a request: we will ask what you need the apartment for and suggest options for that scenario.