Can UK Citizens Still Buy Property in Spain?

Yes. There are no restrictions on UK citizens buying property in Spain. Brexit changed how long you can stay, but not your right to buy.

You don't need a visa, residency, or even to be in Spain to complete the purchase. You need an NIE number and a Spanish bank account — the same as any other foreign buyer.

See our complete buying guide for the full process.

What Changed After Brexit?

The 90-Day Rule

UK citizens are now subject to the Schengen 90-in-180-day rule — you can spend up to 90 days in any 180-day period in the Schengen Area (which includes Spain) without a visa.

This means:

• Holiday homes: Fine for stays up to 90 days at a time
• Full-time living: You need a visa (see below)
• No border stamps for EU: You'll get your passport stamped at entry/exit

No Automatic Residency

Owning property in Spain does not give you the right to live there. Before Brexit, EU freedom of movement applied. Now, UK citizens need a visa for stays over 90 days.

Healthcare

• EHIC/GHIC: Covers emergency care for short visits
• S1 form: If you're a UK state pensioner, you can access Spanish public healthcare (the UK pays)
• Private insurance: Required for most visa types

Driving

You now need to exchange your UK licence for a Spanish one if you become resident. For short visits, your UK licence is fine.

Residency Options for UK Buyers

If you want to live in Spain full-time, you'll need a visa:

Non-Lucrative Visa (NLV)

For retirees and those with passive income. You can't work in Spain.

• Income requirement: ~€2,764/month (2024, indexed to IPREM)
• Savings alternative: ~€33,000 in a bank account
• Initial validity: 1 year, renewable for 2+2 years
• Best for: Retirees, people with investment income

Digital Nomad Visa

For remote workers employed outside Spain.

• Income requirement: ~€2,646/month (or ~€3,528 for the permit)
• Can work remotely for non-Spanish employers
• Tax benefits: Special Beckham Law tax regime
• Best for: Remote workers, freelancers with foreign clients

Golden Visa (Ending 2025)

Historically, a €500,000+ property investment gave you residency. The Spanish government announced the end of the Golden Visa programme in 2025, though existing holders are unaffected.

If you're considering this route, check the current status — it may already be closed by the time you read this.

Retirement Visa

For those with a UK state pension or private pension income.

• Income requirement: based on pension amount
• Similar to the NLV but specifically for pensioners

Mortgages for UK Buyers

Spanish banks lend to UK non-residents at 60–70% LTV. The process is the same as for any non-resident buyer.

The most experienced banks with UK clients are Sabadell and BBVA.

See our Spanish mortgage guide for full details.

Tax Considerations

UK-Spain Double Taxation Agreement

The UK and Spain have a Double Taxation Agreement (DTA), which means you won't pay tax twice on the same income. But you need to understand which country taxes what:

Pensions

• UK state pension: Can be paid to a Spanish bank account. Taxable in Spain if you're resident.
• Private pensions (SIPPs, ISAs): Can be paid gross and taxed in Spain.
• 25% tax-free lump sum: Still tax-free in the UK, but may be taxable in Spain. Get specialist advice.

Capital Gains

If you sell a Spanish property, capital gains tax is 19–28% for non-residents, 19–28% for residents (depending on the region and gain size).

Healthcare for UK Citizens

Short Stays (Under 90 Days)

• GHIC (Global Health Insurance Card): Covers emergency and medically necessary care at the same cost as Spanish citizens
• EHIC: If you still have a valid one, it works the same way

Residents

• S1 form: If you receive a UK state pension, the UK covers your Spanish healthcare via the S1 system
• Private insurance: Required for most visa types (€50–€150/month)
• Convenio Especial: A pay-in option for public healthcare (~€60/month for under 65, €157 for 65+)

Next Steps

• Read the complete buying guide
• Get your NIE number
• Understand the costs
• Browse properties
• Take the area quiz

Buying in Spain post-Brexit is still very much possible — you just need to plan your stays carefully. If you want to live there full-time, start your visa application early. And always get advice from a UK-Spain dual-qualified tax adviser.