Spain Golden Visa Ended: What Property Buyers Need to Know in 2026
Spain's property-based Golden Visa ended on 3 April 2025, but international buyers can still purchase property in Spain. Here is what changed, what happens to existing permits, and what non-EU buyers should know in 2026.
Spain's Golden Visa is no longer available to new property investors.
The programme, which previously allowed qualifying non-EU investors to obtain residence in Spain through significant investment — including the purchase of real estate — was abolished with effect from 3 April 2025.
For international property buyers, however, there is an important distinction:
Spain ending the Golden Visa did not end the ability of foreigners to buy property in Spain.
Property ownership and immigration status are two separate matters.
You can still buy a home, second residence or investment property on the Costa del Sol as an international buyer. What has changed is that purchasing a property no longer creates access to the former investor-residence route.
For buyers planning both a property purchase and a move to Spain, the two processes therefore need to be planned separately. Our complete guide to buying property in Spain as a foreigner covers the purchase process in detail.
Is Spain's Golden Visa still available in 2026?
No.
Spain formally abolished the investor-residence provisions contained in Articles 63 to 67 of Law 14/2013 with effect from 3 April 2025. The consolidated text of the law, showing the articles removed, is published by Spain's official state gazette: BOE — consolidated Law 14/2013, of 27 September.
This included the real-estate investment route commonly known as the Spanish Golden Visa.
Before its abolition, one of the qualifying investment routes was the purchase of Spanish real estate with a minimum qualifying investment of €500,000 under the rules that applied at the time.
A property purchase made now does not qualify a new applicant for a Spanish Golden Visa, regardless of whether the property costs €500,000, €1 million or more.
That is one of the most important points for international buyers to understand in 2026.
What happened to the €500,000 property rule?
The €500,000 threshold is historical.
Under the former investor programme, a qualifying property investment could provide access to the investor residence regime if the applicable legal requirements were met.
Since 3 April 2025, that route is closed to new applicants.
You may still see websites, old articles and property advertisements referring to statements such as:
- "Buy a €500,000 property and obtain Spanish residency"
- "Spanish Golden Visa property investment"
- "Residency through buying property in Spain"
For new applications in 2026, these statements are outdated.
Buying property in Spain can still be part of your relocation or investment strategy, but the property purchase itself does not grant residence rights.
What if I applied before 3 April 2025?
There are transitional protections.
Applicants who submitted a qualifying investor visa or residence application before the abolition took effect may continue to have that application processed under the rules that applied when it was submitted.
This means the abolition did not simply cancel every investor application that was already in progress.
The exact circumstances of an individual application should always be confirmed with a qualified Spanish immigration professional.
What happens to people who already have a Golden Visa?
Existing investor visas and residence authorisations that were valid when the new rules entered into force were not automatically cancelled.
They remain valid for the period for which they were issued.
Spanish government guidance also provides transitional rules for renewals. Where the applicable conditions are met, renewal applications are processed under the rules that applied when the original investor authorisation was granted. The official investor-residence information is published by the Spanish Ministry of Inclusion, Social Security and Migration — Large Companies and Strategic Groups Unit (UGE).
Existing Golden Visa holders should therefore not assume that their current status disappeared on 3 April 2025.
However, renewal, family and individual immigration situations can differ, so existing permit holders should obtain specialised legal advice before making decisions based on their previous investor status.
Can foreigners still buy property in Spain?
Yes.
The end of the Golden Visa did not prohibit foreigners or non-residents from purchasing Spanish real estate.
International buyers continue to represent a significant part of the Spanish property market, particularly in coastal areas such as the Costa del Sol.
The key distinction is:
- Buying property is a property transaction.
- Obtaining residence is an immigration process.
They may be connected as part of your overall plan, but one does not automatically create the other.
A buyer can therefore own property in Spain while remaining a non-resident.
Likewise, a person may qualify for residence in Spain through another immigration category without purchasing property. We look at the wider picture for non-EU buyers in our article on buying property in Spain as a non-EU investor.
Does an NIE give me Spanish residency?
No.
This is another common misunderstanding.
An NIE — Número de Identidad de Extranjero — is a foreigner identification number used for economic, professional and administrative dealings in Spain. It is commonly required in connection with property purchases, taxation, banking and other transactions. See the Spanish Ministry of the Interior's official NIE information.
But an NIE is not a residence permit.
Obtaining an NIE does not by itself give someone the right to live in Spain permanently.
For property buyers planning to relocate, it is important not to confuse:
- NIE → identification number
with:
- Residence authorisation → immigration status
What residency options exist after the Golden Visa?
Spain continues to have several immigration and residence categories.
The right option depends on the buyer's nationality, income, employment, business activities, family circumstances and intended time in Spain.
Examples that may be relevant to different applicants include:
Non-lucrative residence
This route can be relevant to non-EU nationals who intend to live in Spain without carrying out employment or professional activity and who meet the applicable financial, insurance and other requirements.
It should not be confused with a remote-working visa.
International teleworker / digital nomad residence
Spain has a residence route for qualifying international remote workers.
Eligibility depends on the applicant's professional situation, employer or client relationships and the specific requirements in force at the time of application.
Entrepreneur residence
Certain applicants developing qualifying innovative or economically significant business projects in Spain may be eligible under Spain's entrepreneur provisions.
Simply purchasing property does not qualify someone for entrepreneur residence.
Employment, self-employment and highly qualified professional routes
Spain also has residence and work routes for employees, self-employed individuals and qualifying highly skilled professionals.
These are separate from property ownership.
The important point is that there is no direct replacement where purchasing a property of a particular value automatically produces residence rights.
Immigration planning should therefore be based on the buyer's personal circumstances rather than the purchase price of the property.
Can I buy a Costa del Sol property without becoming a Spanish resident?
Yes.
Many international owners on the Costa del Sol own Spanish property while remaining tax and immigration residents of another country.
For example, a buyer may purchase:
- a holiday home
- a second residence
- a future retirement home
- an investment property
- a property intended for permitted rental use
without automatically becoming a Spanish resident.
However, ownership can still create Spanish tax, legal and administrative obligations, even for non-residents.
Tax residence is also a separate question and should not be determined simply by whether you own a property.
Professional tax advice is recommended where a buyer intends to spend substantial time in Spain or generate Spanish rental income.
Buying property in Spain after the Golden Visa: what should international buyers do?
The removal of the Golden Visa makes advance planning more important, not less.
1. Separate your property plan from your residency plan
Decide whether your main objective is:
- owning a second home
- relocating permanently
- spending part of the year in Spain
- investing
- generating rental income
- retiring in Spain
The right property does not necessarily determine the right immigration route.
2. Establish your total purchase budget
Do not base your budget on the asking price alone.
Spanish property purchases involve taxes and transaction costs in addition to the purchase price. We break them all down in our guide to all the costs of buying property in Spain in 2026.
3. Arrange your NIE
International buyers will normally need an NIE for the transaction and related Spanish administrative matters.
Remember that the NIE is an identification number, not a residence permit.
4. Use independent legal due diligence
Before completing a purchase, buyers should have the legal status of the property checked by an appropriate independent professional.
This can include matters such as ownership, registered charges, planning status and other legal issues relevant to the individual property.
5. Check rental rules before buying for investment
If the intention is holiday or seasonal rental, do not assume that every property can legally be used for the intended rental model.
Community rules, municipal restrictions, tourism regulations and registration requirements can materially affect the investment. We explain what to verify in our article on buying a holiday rental property on the Costa del Sol.
6. Get immigration advice separately if you plan to live in Spain
A property agent can assist with the property transaction and local market, but immigration status should be assessed by a qualified immigration professional.
This is particularly important for non-EU buyers planning to spend extended periods in Spain.
Does the end of the Golden Visa make Costa del Sol property less attractive?
Not necessarily.
The reasons international buyers choose the Costa del Sol extend far beyond residency-by-investment.
Buyers continue to be attracted by factors such as:
- climate and lifestyle
- international airport connections
- established foreign communities
- beaches and outdoor living
- international schools
- infrastructure
- second-home demand
- retirement opportunities
- long-term property ownership
- rental and investment opportunities where legally permitted
The end of the Golden Visa changes the immigration calculation for some buyers.
It does not remove the underlying reasons people choose to own property on the Costa del Sol.
Frequently asked questions
Can I get Spanish residency by buying a €500,000 property in 2026?
No.
The property-investment Golden Visa route ended on 3 April 2025. A new property purchase no longer qualifies someone for residence through that programme.
What if I buy a property worth more than €500,000?
The purchase price does not change the answer.
There is no current Golden Visa property threshold for new applicants because the investor route has been abolished.
Can a British, American or other non-EU citizen still buy property in Spain?
Yes.
The abolition of the Golden Visa did not abolish property ownership by international buyers.
Immigration rules and property ownership should be considered separately.
Does buying property let me stay in Spain indefinitely?
No.
Owning Spanish property does not itself grant unlimited residence rights.
Your permitted stay or residence depends on your nationality and immigration status.
Does having an NIE mean I am resident in Spain?
No.
An NIE is an identification number and does not by itself confer residence rights.
What if my Golden Visa was granted before April 2025?
Valid existing authorisations were protected by transitional provisions, and specific renewal rules continue to apply.
Existing holders should obtain specialist advice regarding their individual renewal or family situation.
Is there a new visa replacing the Golden Visa?
There is no simple replacement based solely on buying property.
Other Spanish residence categories continue to exist, including routes for qualifying non-lucrative residents, international teleworkers, entrepreneurs, employees, self-employed individuals and highly qualified professionals.
Eligibility depends on the applicant, not simply the value of their Spanish property.
Planning to buy property on the Costa del Sol?
The end of the Golden Visa has changed one part of the process for international buyers, but purchasing property in Spain remains very much possible.
The most important approach in 2026 is to plan the two issues separately:
- Which property is right for you?
- What immigration status do you need for the way you intend to use it?
Nordic Estate Group helps international buyers search for property across the Costa del Sol, understand local markets and coordinate the purchase process with the appropriate independent professionals.
Browse our properties for sale on the Costa del Sol, read our buyer's guide, or contact Nordic Estate Group for a conversation about your plans.
Last reviewed: 29 August 2026. Immigration and tax rules can change and individual circumstances differ. This article provides general information and is not legal, immigration or tax advice. For individual advice, consult an appropriately qualified professional.