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NIE for Buying Property in Spain – What Foreigners Should Know

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Table of Contents

  1. Why You Need a NIE to Buy Property in Spain

  2. When to Apply for the NIE in the Buying Process

  3. What If You’re Not in Spain Yet?

  4. Step-by-Step: Get Your NIE for Property Purchase

  5. Required Documents

  6. Common Mistakes to Avoid

  7. How Borderless Lawyers Can Help

1. 🧾 Why You Need a NIE to Buy Property in Spain

If you’re a foreigner looking to buy real estate in Spain, the NIE (Número de Identificación de Extranjero) is mandatory. You cannot complete a property purchase, sign at the notary, or register your ownership at the Land Registry without it.

This number is used for all tax and legal transactions — including paying property transfer tax (ITP), registering utilities, and managing future rental income.

📌 No NIE = no property title in your name.

2. ⏳ When to Apply for the NIE in the Buying Process

Ideally, you should start the NIE process before or immediately after signing a reservation contract for the property.

Stage NIE Needed?
Property visits ❌ Optional
Reservation agreement ❌ Optional
Deposit or Arras contract ✅ Strongly advised
Final notary signature ✅ Legally required

⚠️ Delays in getting the NIE can delay or cancel your property purchase, especially if the seller has strict deadlines.

3. 🌍 What If You’re Not in Spain Yet?

No problem. You can get a NIE remotely through a Spanish lawyer using a power of attorney (POA). This is a common route for:

  • Foreign investors

  • Non-resident buyers

  • Retirees purchasing a second home

At Borderless Lawyers, we arrange everything while you remain abroad — no travel needed.

4. 📝 Step-by-Step: Get Your NIE for Property Purchase

  1. Gather documents (passport, contract, justification letter)

  2. Complete forms EX-15 and 790-012 (tax payment form)

  3. State the reason: “Purchase of real estate in Spain”

  4. Book a NIE appointment (Cita Previa) — or grant POA to a lawyer

  5. Submit documents at the Spanish police station or consulate

  6. Receive your NIE number

📌 Your lawyer can submit and collect the NIE on your behalf if you’re abroad.

5. 📄 Required Documents

  • Valid passport (+ copy)

  • EX-15 form (application)

  • 790-012 form (tax receipt, approx. €10–13)

  • Reservation or arras contract (shows intent to buy)

  • Justification letter:

    “Necesito un NIE para la compraventa de una vivienda en España.”

  • Optional: POA document (if applying via lawyer)

6. ⚠️ Common Mistakes to Avoid

  • ❌ Waiting too long to apply for the NIE — may cause your notary appointment to fall through

  • ❌ Incomplete justification — vague phrases like “I want to live in Spain” are rejected

  • ❌ Wrong forms or payment errors

  • ❌ Booking the wrong appointment type (you must select “Policía – Asignación de NIE”)

  • ❌ Trying to do everything alone if you don’t speak Spanish

7. ⚖️ How Borderless Lawyers Can Help

Buying property in Spain as a foreigner requires precise legal coordination. We provide:

✅ NIE application and appointment booking
✅ Power of attorney (POA) setup
✅ Fast-track justification letter preparation
✅ Legal due diligence on the property
✅ Representation at the notary and Land Registry

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