If you are moving to Spain, the home is often only one part of the plan. You may also need a foreign identification number (NIE), a Spanish bank account, legal checks on the property and a residence permit. Each step has its own documents, offices and deadlines.
Spain Homes ®, TEKCE Real Estate's brand in Spain, handles the property purchase. TEKCE Visa, the legal consultancy brand of the same group, handles residency and other legal matters. This guide explains what owning a home in Spain does and does not give you, which residence routes property buyers usually look at, and how the two teams work together.
Does Buying a Home in Spain Give You Residency?
No. Buying a home in Spain does not by itself give a non-EU buyer a residence permit. Spain closed its Golden Visa for property investment on 3 April 2025, and new applications are no longer accepted. The two routes property buyers most often consider now are the Non-Lucrative Visa and the Digital Nomad Visa.
A home still matters: it gives you a place to live from the first day, and it can serve as the address in your application. Neither route requires you to own a home, so there is no minimum property value: a home large enough for everyone applying is enough, and a long-term rental is also accepted.
Which Residence Routes Do Property Buyers Look at?
The Non-Lucrative Visa (NLV): This route is for non-EU citizens who want to live in Spain without working. You show stable passive income or savings, such as a pension, rental income, dividends or savings. The minimum is set as a multiple of Spain's IPREM index, an amount Spain sets by law and can change. You cannot work under the Non-Lucrative Visa, either for a Spanish employer or remotely for a company abroad. You also need full private health insurance that is valid in Spain. The address in your application must be in your own name, and a title deed or a rental contract is the usual proof.
The Digital Nomad Visa (DNV): This route is for people who work remotely for employers or clients outside Spain. If you plan to keep working online after the move, the Digital Nomad Visa is the route to look at, not the NLV. It has its own income and work-history requirements, and the income threshold changes with Spanish rules.
After five years of legal and continuous residence, you can apply for long-term residence. Spanish citizenship is a separate process that becomes possible after ten years of legal and continuous residence.
Spain, information as of 2026. Residence rules and income thresholds change, so the current requirements are checked for your case before you apply.
What Does Each Team Handle?
Spain Homes ®: The Property Purchase
- Search and viewings: Spain Homes ® prepares a wish list with you and arranges viewings in person or as an online tour through TeleProperty.
- Reservation and contract: A reservation deposit and then the private purchase contract (contrato de arras) secure the home and take it off the market.
- Legal checks: Before you commit, the property's legal status is checked. A Nota Simple from the Land Registry, issued within the last three months, shows any mortgage, debt or restriction, and that the home is registered to you free of debts and encumbrances.
- NIE and bank account: Spain Homes ® helps people with getting a NIE number, which is a legal requirement for foreigners, and opening a Spanish bank account, both part of the purchase process.
- Notary and registration: The sale is signed before a notary (escritura pública) and then entered in the Land Registry. You can complete the title deed transfer without travelling to Spain with a notarised power of attorney (poder notarial).
- After the keys: For people buying through Spain Homes ®, help with utility connections and other set-up tasks comes at no extra charge.
TEKCE Visa: Residency and Legal Matters
- Eligibility review: A lawyer first reviews whether the route you are considering fits your income, work and family situation.
- Documents: The team prepares the application file, including translations and legalisation where needed.
- Application and follow-up: The lawyer runs the process through to the decision and keeps you informed. With a power of attorney, many steps can be completed remotely.
- Other legal needs: TEKCE Visa also advises on matters such as inheritance and company set-up, according to the needs of each case.
The first legal consultation is free, and TEKCE Visa gives a no-obligation quote for the work itself.
How Does Buying Property and Applying for Residency in Spain Work Together?
Buying property and applying for residency in Spain are two separate processes, each with its own requirements, documentation, and timelines. However, planning them together from the beginning can help buyers avoid unnecessary delays and manage their relocation more efficiently. Spain Homes ® and TEKCE Visa work together to coordinate the property purchase and residency application processes, providing support at every stage.
The process begins with understanding your plans and eligibility. Spain Homes ® helps you explore properties that match your budget, preferred location, and lifestyle, whether you are looking for a permanent residence, a holiday home, or an investment property. At the same time, TEKCE Visa assesses your eligibility for the available residency routes, taking into account your financial situation, employment status, nationality, and family circumstances. This allows you to make informed decisions about both your property purchase and your potential relocation before making a financial commitment.
Once you have selected a property, the two teams coordinate the next steps. Spain Homes manages the reservation and purchase procedures, including property checks, contract arrangements, NIE assistance, notary appointments, and title deed registration. Meanwhile, TEKCE Visa helps prepare the necessary documents for your residency application, including translations and legalisation where required. The application timeline is planned according to your chosen residency route, helping ensure that relevant documents and procedures are handled in the appropriate order.
The support continues beyond the property purchase. Spain Homes ® assists with the property handover, utility connections, and other essential arrangements to help you settle into your new home. TEKCE Visa continues to follow your residency application and provides guidance on subsequent procedures, such as residence card applications, where applicable.
By bringing property and residency services together, Spain Homes ® and TEKCE Visa offer a more coordinated approach to buying a home and relocating to Spain. Rather than managing separate service providers independently, buyers benefit from clearer communication, aligned timelines, and dedicated assistance throughout both processes.
Why It Helps to Have Both Under One Roof
One Plan, One Timeline: A home purchase in Spain typically takes 4 to 8 weeks from viewing to the title deed, and about a month longer with a mortgage. The Non-Lucrative Visa application needs an address in your own name, such as your title deed or a rental contract, so the timing of the purchase matters for the application. In TEKCE Visa's experience in 2026, obtaining the visa takes about 10 weeks and the residence card about 4 to 6 months after that, depending on the file and on how busy the office handling it is. When the same group plans both, the two are scheduled in the right order.
Fewer Handovers: You explain your plans once. The property team knows which residence route you are working towards, and the legal team knows where and when you are buying.
Your language: TEKCE works in many languages, and both teams aim to speak with you in your own language wherever possible.
About Spain Homes ® and TEKCE Visa
Spain Homes ® is part of TEKCE, which has worked in international real estate since 2004. The TEKCE group has 20 offices in 5 countries, where 30 languages are spoken. In Spain the company has worked since 2017 through TEKCE Overseas SA, registered at the Málaga Mercantile Registry, and Spain Homes ® has offices in Málaga and in Alicante.
TEKCE Visa is the registered brand of Tekce Legal Consultancy SA, a company registered in Spain.
Next Steps
Navigating a property purchase and a residency application in a new country is much easier with the right team by your side. For a deeper dive into how we protect your interests, explore our legal support services. If you want to understand all your visa options in detail, read our comprehensive guide to residency in Spain.
You can also contact the Spain Homes ® team for any questions and inquiries.
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