What Is an NIE in Spain and How to Get It for Property 2026
What Is an NIE and How to Get It for Buying Property in Spain
By Domerno
Updated for 2026
Reviewed for accuracy and transparency
Whether you are dreaming of a seaside apartment, a city home in Barcelona, or a villa on the Costa Blanca,
one legal requirement applies to every foreign buyer: the NIE number.This in-depth guide explains what an NIE is in Spain, why it is legally required for property purchases,
and exactly how to obtain an NIE as a foreigner in 2025–2026.
What Is an NIE in Spain?
The NIE (Número de Identidad de Extranjero) is a unique identification number assigned by Spanish authorities
to non-Spanish nationals. It functions as a tax and legal identification code for all official and financial matters in Spain.
Unlike a residence permit, the NIE does not grant the right to live or work in Spain.
Its purpose is administrative — allowing the Spanish government to identify foreign individuals involved in legal or economic activities.
What Is an NIE Used For?
- Buying or selling property in Spain
- Opening a Spanish bank account
- Paying property and income taxes
- Registering ownership with the Land Registry
- Signing contracts with a notary
Why Do You Need an NIE to Buy Property in Spain?
Spanish law requires all foreign buyers to have an NIE before completing a property transaction.
Without it, the purchase cannot be finalized or registered.
Legal Reasons
The NIE allows Spanish authorities to link the property to a legally identifiable owner.
Notaries and Land Registries are prohibited from completing a transaction without it.
Tax and Financial Reasons
Property ownership in Spain involves taxes such as transfer tax (ITP), VAT, and annual non-resident property tax.
All these obligations are registered under the NIE number.
Who Needs an NIE?
Any non-Spanish citizen who intends to buy property in Spain must obtain an NIE.
This applies to both EU and non-EU nationals.
EU Citizens
EU citizens receive an NIE when registering as residents or when applying specifically for a tax identification number
for property or financial transactions.
Non-EU Citizens
Non-EU nationals can apply for an NIE independently of residency.
Many buyers obtain an NIE solely for property ownership purposes.
How to Get an NIE in Spain (2025–2026)
There are three official and legal ways to obtain an NIE number.
The best option depends on your location and timeline.
Applying in Spain
You can apply in person at a National Police station or Foreigners Office (Oficina de Extranjeros).
You must book an appointment online at the official cita previa portal.
Applying at a Spanish Consulate Abroad
If you are not yet in Spain, you may apply through a Spanish embassy or consulate in your home country.
For a list of consulates and instructions, visit the official Spanish Ministry of Foreign Affairs page:
exteriores.gob.es – Consulates.
Applying via Legal Representative
Many foreign buyers authorize a lawyer or gestor to apply on their behalf using a notarized power of attorney.
This is the fastest and most convenient option for property investors.
Documents Required for an NIE Application
- Valid passport (original and copy)
- Completed EX-15 application form – Download EX-15 PDF
- Proof of reason for application (property reservation or purchase intent)
- Proof of payment of the official fee (Modelo 790) – Modelo 790-012
- Appointment confirmation (if applying in Spain)
How Much Does an NIE Cost?
The official government fee for an NIE application in 2025–2026 is approximately €10–€15, depending on the region.
Additional costs may apply if using a lawyer or applying through a consulate.
How Long Does It Take to Get an NIE?
- In Spain: Often issued the same day after the appointment
- Consulate abroad: 4–10 weeks on average
- Via representative: 1–3 weeks
Is the NIE Permanent?
Yes. Once assigned, your NIE number is valid for life.
It does not change even if you move, sell property, or change residency status.
Common Mistakes to Avoid
- Assuming NIE equals residency
- Applying too late in the purchase process
- Incomplete or incorrectly filled forms
- Booking the wrong appointment type
Official Resources (Quick Access)
Final Thoughts
The NIE is the foundation of any property purchase in Spain by a foreigner.
Understanding how it works and obtaining it early ensures a smooth, legally secure transaction.
If you are planning to buy property in Spain in 2025 or 2026,
securing your NIE should be your very first step.
