Until April 2025, buying a property worth 500,000 euros or more in Spain gave non-EU buyers the right to a residence permit, the so-called golden visa. That route no longer exists. Organic Law 1/2025 abolished residence permits for investors, and since 3 April 2025 no new applications are accepted.
The good news is that buying a home in Spain is still open to everyone, and there are other ways to live here legally. In this guide we explain what changed and which options are available in 2026.
What happened to the golden visa?
The investor visa was created by Law 14/2013 to attract foreign capital. It allowed residence for buyers who invested at least 500,000 euros in real estate, 2 million euros in Spanish public debt or 1 million euros in shares or bank deposits. In January 2025 the Spanish Parliament approved Organic Law 1/2025, which removed it. The change took effect on 3 April 2025.
Applications submitted before that date were processed under the old rules, and people who already hold an investor permit can renew it. For new buyers, however, property investment no longer leads to residence on its own.
Can foreigners still buy property in Spain?
Yes. There are no restrictions on foreigners buying property in Spain. You only need a foreigner identification number (NIE) and a Spanish bank account. What has changed is that the purchase no longer gives you a residence permit by itself, so if you are not an EU citizen and plan to stay for more than 90 days in any 180-day period, you will need one of the following options.
Residence options in 2026
Non-lucrative visa
This is the most common option for retirees and buyers who live on savings, pensions or passive income. It does not allow you to work in Spain. You must prove sufficient means of 400 percent of the IPREM, which in 2026 means roughly 28,800 euros per year for the main applicant plus about 7,200 euros for each family member, and you need private health insurance with an insurer authorised in Spain.
Digital nomad visa
Designed for remote workers and freelancers whose employer or clients are mainly outside Spain. The income requirement is 200 percent of the Spanish minimum wage, which in 2026 is roughly 2,800 euros gross per month for the main applicant. In some cases it also gives access to a special tax regime.
Entrepreneur and highly qualified professional permits
If you plan to start a business in Spain or have been hired for a qualified position, Law 14/2013 still offers specific permits for entrepreneurs and highly qualified professionals. These require a business plan approved by the authorities or a job offer that meets the salary requirements.
Family members of EU citizens
If your spouse or registered partner is an EU citizen, you can apply for an EU family member residence card, with fewer economic requirements.
EU citizens
Citizens of the European Union, the European Economic Area and Switzerland do not need a visa. They only have to register at the Central Register of Foreign Nationals if they stay for more than three months.
Does owning a home help?
Yes, although it is no longer a route to residence in itself. Owning a home in Spain makes it easier to prove that you have accommodation, which is required for most residence permits, and it can be a good investment for rental income or long-term capital growth on the Costa del Sol.
Before you buy
Every situation is different, so we recommend getting advice from an immigration lawyer on the best option for you before you buy. Requirements and amounts are updated regularly, so always confirm the current figures with a lawyer or the Spanish consulate before applying.
For more information please contact us at info@aranhomes.es
