Almost every week we meet Scandinavian and international buyers who are surprised that their purchase process in Spain has stalled before they ever reach the notary. The reason is almost always the same: they do not yet have a NIE number. It sounds like a minor piece of paperwork, but without it a property purchase in Spain simply cannot be completed.
What is the NIE?
NIE stands for Número de Identificación de Extranjero – the Foreigner’s Identification Number. It is a personal tax and identification number issued by the Spanish state to any foreign national carrying out economic, professional, or social transactions in Spain. Your NIE stays with you for life; it does not change even if you later move to Spain permanently or your situation changes.
It is important not to confuse the NIE with residency (residencia). Holding a NIE does not give you the right to live in Spain – it is purely an identification number for tax and registration purposes. You can perfectly well have a NIE while remaining tax resident in Sweden, Norway, or Denmark.
Why do you need it to buy property?
Imagine you have found an apartment in Alfaz del Pi for 200,000 euros and are ready to sign. Every one of the following steps requires a NIE:
The notary needs your NIE to draw up the title deed (escritura) in your name. The bank needs it to open the Spanish account you will use to pay the seller and ongoing charges. The Spanish tax agency (Agencia Tributaria) needs it so you can pay the transfer tax (ITP), which in the Comunidad Valenciana is normally 10% of the purchase price – 20,000 euros on our example apartment. Without a NIE, the whole chain grinds to a halt.
You will also need the number every year after completion: for the annual tax on imputed or rental income (Modelo 210), for the local property tax (IBI), and for any future sale.
How do you get a NIE?
There are, in practice, three routes:
1. In person in Spain. You book an appointment at the Foreigners’ Office (Oficina de Extranjeros) or a police station (Comisaría) authorised to issue NIEs, complete form EX-15, pay a small fee (around 12 euros), and present your passport together with a reason for the request, such as a preliminary purchase agreement. Processing typically takes anywhere from a few days to a few weeks depending on location and season.
2. Through the Spanish consulate in your home country. You can apply via the Spanish consulate in Stockholm, Oslo, or Copenhagen before travelling to Spain. This often takes longer but can be convenient if a trip is already planned.
3. By power of attorney to a lawyer in Spain. This is the most common and practical option for our clients. With a simple power of attorney (poder), we can apply for your NIE on your behalf without you needing to travel to Spain or queue at an office. This often saves weeks in a purchase timeline that is already tight.
Legal basis
The requirement is set out in Real Decreto 557/2011 and in Ley Orgánica 4/2000 on the rights and freedoms of foreigners in Spain, which establishes the obligation for foreign nationals to identify themselves with a NIE for economic transactions of significance, including property purchases.
Work out the full cost of your purchase
The NIE is only the first step. To get a complete picture of what buying a property actually costs – notary, land registry, transfer tax or VAT, legal fees – we recommend using our purchase costs calculator before you proceed: colas-abogados.com/verktyg/kopkostnader.
Contact us
We regularly help Scandinavian and international buyers obtain their NIE remotely by power of attorney while we prepare the rest of the purchase. Get in touch and we will walk you through what applies in your specific case.
Contact us:
Email: [email protected]
Phone: +34 629 549 430
Web: www.colas-abogados.com
Best regards,
Hugo Gutiérrez Colás
Colás Abogados / Advokater