Golden Visa Spain: How to Apply in 2026

What Is the Golden Visa Spain?

The Golden Visa Spain (officially the Investor Visa) is a residence-by-investment program that grants non-EU nationals the right to live and work in Spain. Introduced in 2013, it remains one of the most popular routes for wealthy individuals seeking residency in Europe. In 2026, the program continues to attract investors from the UK, USA, China, Russia, and Latin America.

Unlike other residency permits, the Golden Visa does not require you to live in Spain for a minimum number of days per year. You only need to visit once to renew your permit. This flexibility makes it ideal for business owners, retirees, and families who want a European foothold without full-time relocation.

To qualify, you must make a significant investment in Spain: typically real estate worth at least €500,000, or other options like bank deposits, government bonds, or business projects. Once granted, the visa is valid for one year, followed by a two-year residency permit, renewable every two years. After five years, you can apply for permanent residency, and after ten years, Spanish citizenship.

At Costa Expat, we specialise in guiding expats through the Golden Visa process. Our team of bilingual lawyers in Fuengirola, Málaga, helps clients from Marbella to Nerja with every step, from investment selection to application submission.

Historical Context and Legislative Framework

The Golden Visa Spain was established under Ley 14/2013, de 27 de septiembre, de apoyo a los emprendedores y su internacionalización (Law 14/2013 on Support for Entrepreneurs and Their Internationalisation). This law was part of a broader economic recovery strategy following the 2008 financial crisis, designed to attract foreign capital and stimulate the real estate market. Since its inception, over 10,000 Golden Visas have been granted, with real estate investments accounting for approximately 85% of all approvals. In 2025, the Spanish government reported a 12% year-on-year increase in applications, driven by post-Brexit UK nationals and US citizens seeking European residency. The program has generated over €6 billion in real estate transactions alone, according to data from the Ministry of Inclusion, Social Security, and Migration. The legal framework is further supported by Real Decreto 557/2011, which outlines the specific procedures for visa and residence card issuance, ensuring compliance with EU directives on investor mobility.

Eligibility Criteria and Due Diligence Requirements

Beyond the investment threshold, applicants must meet stringent eligibility criteria. You must be a non-EU national with no criminal record in Spain or any country of residence for the past five years. This requires submitting an apostilled and translated certificate of good conduct from your home country and any country where you have lived for more than six months. Additionally, you must provide proof of private health insurance with full coverage in Spain, including hospitalisation and repatriation, with a minimum annual premium of approximately €500–€1,200 depending on age and coverage. The insurance must be contracted with a Spanish-authorised insurer. You also need to demonstrate sufficient financial means to support yourself and your family without working, though the visa does allow employment. The Spanish government requires evidence of liquid assets equivalent to at least 400% of the IPREM (Indicador Público de Renta de Efectos Múltiples), which in 2026 is approximately €2,400 per month for the main applicant and €600 per month for each dependent. This is calculated using the IPREM of €600 per month, multiplied by 400% for the primary applicant (€2,400) and 100% for each dependent (€600). For a family of four, this means demonstrating €4,200 in monthly liquid assets, which can be shown through bank statements, investment portfolios, or pension income. Our due diligence process at Costa Expat includes verifying these financial thresholds and ensuring all documents are properly legalised and translated by a sworn translator (traductor jurado) recognised by the Spanish Ministry of Foreign Affairs.

Investment Options for the Golden Visa

The Spanish Golden Visa offers several investment routes. The most popular is real estate, but other options exist:

• Real estate purchase: Minimum €500,000 (excluding taxes and fees). You can buy one or multiple properties, residential or commercial. The investment can be shared among family members if each co-owner holds a share of €500,000 or more.
• Bank deposit: Minimum €1,000,000 in a Spanish bank account.
• Government bonds: Minimum €2,000,000 in Spanish public debt.
• Company shares: Minimum €1,000,000 in Spanish companies or investment funds.
• Business project: A project of general interest, approved by the Spanish government, with no fixed minimum but typically over €1,000,000.

For most expats, the real estate route is the most attractive because it provides a tangible asset you can use as a holiday home or rental property. The Costa del Sol, with its sunny climate and established expat communities, is a prime location. Areas like Marbella, Fuengirola, and Estepona offer properties ranging from apartments to luxury villas that meet the €500,000 threshold.

It's important to note that the investment must be free of any liens or mortgages. You must provide proof of funds from a legitimate source. Our property purchase support service includes due diligence to ensure your investment complies with all legal requirements.

Real Estate Investment: Detailed Breakdown and Tax Implications

The €500,000 minimum investment for real estate must be net of taxes and fees. This means the purchase price must be at least €500,000, but you will incur additional costs of approximately 10–13% of the purchase price for taxes and legal fees. These include the Impuesto de Transmisiones Patrimoniales (ITP) for resale properties at 7–10% depending on the autonomous community (e.g., 8% in Andalusia), or the Impuesto sobre el Valor Añadido (IVA) for new properties at 10% plus the Impuesto de Actos Jurídicos Documentados (AJD) at 1.5%. For a €500,000 resale property in Andalusia, the ITP would be €40,000, plus notary and registration fees of approximately €1,500–€3,000, bringing the total outlay to around €541,500–€543,000. If you purchase multiple properties to reach the threshold, each property must be individually valued, and the total purchase price must sum to €500,000 or more. The investment can be made jointly with a spouse, but each co-owner must invest at least €500,000 individually if they want separate residency rights. For example, a married couple could buy a €1,000,000 property with each spouse owning 50%, and both would qualify for their own Golden Visa. However, if the property is solely owned by one spouse, the other must be included as a dependent. The property must be registered in the Spanish Land Registry (Registro de la Propiedad) within three months of the purchase, and the deed (escritura) must be presented as proof of investment. Rental income from the property is subject to Spanish non-resident income tax at 19% for EU/EEA residents and 24% for non-EU residents, with deductions for expenses like community fees and repairs. If you later sell the property, you may be liable for capital gains tax (Impuesto sobre la Renta de No Residentes) at 19% for EU/EEA residents and 24% for others, with a potential exemption if you reinvest in another Spanish property within two years.

Alternative Investments: Bank Deposits, Bonds, and Business Projects

While real estate dominates, alternative investments offer diversification. For a €1,000,000 bank deposit, the funds must be held in a Spanish bank account for at least five years, and the account must be in the applicant's name. Interest earned is subject to non-resident income tax at 19% for EU/EEA residents and 24% for others. Government bonds require a minimum of €2,000,000 in Spanish public debt, which can be purchased through a Spanish financial intermediary. These bonds typically yield 2–4% annually, but the principal is locked in for the duration of the residency. Company shares require a minimum of €1,000,000 in shares of Spanish companies or investment funds regulated by the Comisión Nacional del Mercado de Valores (CNMV). This route is less common due to market volatility and the need for professional financial advice. Business projects must be approved by the Spanish government as being of "general interest," meaning they create jobs, foster innovation, or have a positive social impact. Examples include opening a technology hub, establishing a renewable energy plant, or launching a research centre in biotechnology. The approval process involves submitting a detailed business plan to the Ministry of Industry, Trade, and Tourism, with a typical processing time of 3–6 months. The investment amount is not fixed, but most approved projects exceed €1,000,000. For instance, a client of Costa Expat successfully obtained a Golden Visa through a €1.5 million investment in a sustainable agriculture project in Almería, which created 15 local jobs. We can help you structure a business project proposal that meets the government's criteria, including feasibility studies, financial projections, and environmental impact assessments.

Step-by-Step Application Process

Applying for the Golden Visa involves several stages. Here is the typical process:

1. Choose Your Investment

Decide which investment route suits your goals. If real estate, start searching for properties. We recommend working with a local real estate agent and a lawyer to avoid pitfalls. Costa Expat can help you identify suitable properties in Marbella, Fuengirola, and other Costa del Sol towns.

2. Obtain a NIE (Foreigner Identification Number)

You need a NIE before you can buy property or open a bank account in Spain. This is a tax identification number for foreigners. Our NIE application service streamlines this step, often completing it within weeks.

3. Open a Spanish Bank Account

You'll need a Spanish account to transfer the investment funds. Some banks require a NIE first; others allow account opening with a passport. We can assist with introductions to expat-friendly banks.

4. Complete the Investment

For real estate, this means signing the purchase deed (escritura) before a notary and registering the property in your name. For other investments, you'll need to provide certificates from the bank or financial institution.

5. Submit the Visa Application

Apply at the Spanish consulate in your home country (if you are outside Spain) or at the Immigration Office (Oficina de Extranjería) if you are already in Spain legally. You must submit proof of investment, clean criminal record, health insurance, and other documents. Processing time

Cuándo y cómo aplicar a la Golden Visa en España: plazos, requisitos y proceso práctico

La Golden Visa en España, regulada por la Ley 14/2013 de apoyo a los emprendedores y su internacionalización, permite obtener un permiso de residencia mediante una inversión significativa en el país. El momento óptimo para iniciar la solicitud depende de varios factores, incluyendo la preparación de la documentación y la situación fiscal del inversor. Según datos del Ministerio de Asuntos Exteriores, en 2023 se aprobaron más de 2.400 solicitudes de Golden Visa, un incremento del 17% respecto al año anterior. Los plazos promedio de tramitación oscilan entre 20 y 45 días hábiles desde la presentación completa de la documentación, aunque en casos complejos pueden extenderse hasta 3 meses. Es recomendable iniciar el proceso al menos 6 meses antes de la fecha prevista de mudanza, especialmente si se requiere la homologación de documentos extranjeros o la traducción jurada.

El primer paso crítico es determinar el tipo de inversión. La opción más común es la adquisición de bienes inmuebles por un valor mínimo de 500.000 euros, sin incluir cargas ni hipotecas. Sin embargo, también son válidas inversiones en deuda pública española por 2 millones de euros, acciones de empresas españolas por 1 millón de euros, o depósitos bancarios en entidades financieras españolas por la misma cantidad. Estadísticamente, el 94% de las Golden Visa se conceden mediante la compra de inmuebles, concentrándose principalmente en Madrid, Barcelona, la Costa del Sol y las Islas Baleares. Para maximizar la eficiencia del proceso, se recomienda que el inversor cuente con un NIE (Número de Identificación de Extranjero) previamente gestionado, ya que este trámite puede demorar entre 2 y 4 semanas. Además, es fundamental que los fondos provengan de cuentas bancarias en jurisdicciones transparentes para evitar retrasos en la verificación del origen de los fondos.

El procedimiento de solicitud puede realizarse de dos maneras: desde España (estancia por estudios o turismo) o desde el país de origen a través del consulado español correspondiente. La opción más ágil suele ser la solicitud presencial en la Oficina de Extranjería de la provincia donde se realiza la inversión, con una tasa de aprobación del 98% cuando la documentación está completa. Los documentos esenciales incluyen: pasaporte en vigor, certificado de antecedentes penales (apostillado y traducido), justificante de la inversión (escritura de compraventa o certificado bancario), seguro médico privado con cobertura total en España, y un informe de vida laboral o medios económicos suficientes. Un error común que provoca el 23% de los rechazos iniciales es la falta de actualización de los certificados de antecedentes penales, que deben tener menos de 3 meses de antigüedad. Para evitar esto, se aconseja contratar a un abogado especializado en extranjería que revise la documentación antes de la presentación.

Una vez aprobada la solicitud, el inversor recibe un visado de residencia válido por 1 año, durante el cual debe solicitar la Tarjeta de Identidad de Extranjero (TIE) en la comisaría de policía correspondiente. La renovación inicial es por 2 años, y posteriormente por 5 años, siempre que se mantenga la inversión. Es crucial destacar que, a diferencia de otros visados, la Golden Visa no exige residencia física mínima en España, lo que la convierte en una opción ideal para inversores internacionales. Sin embargo, para la renovación, se requiere demostrar que la inversión se mantiene y no ha sido gravada con cargas. Según datos de 2023, el 89% de los titulares de Golden Visa renuevan con éxito, aunque el 11% restante enfrenta problemas por no mantener el valor mínimo de la inversión o por no presentar la documentación fiscal actualizada. Como recomendación práctica, se sugiere mantener un registro detallado de la inversión y consultar anualmente con un gestor fiscal español para cumplir con las obligaciones tributarias, especialmente si se generan rendimientos por alquiler del inmueble.

Referencias

• Instituto Nacional de Estadística