Spain Golden Visa 2026: Complete Guide

The Spain Golden Visa (Visa de Inversión) was introduced under Ley 14/2013 (the Entrepreneurs Act) and allows non-EU nationals to obtain Spanish residency through qualifying investments. In 2026 it remains one of the most attractive residency-by-investment programmes in Europe — particularly for property buyers on the Costa del Sol.

Key Advantages at a Glance

• ✓No minimum stay — renew without living in Spain
• ✓Family included — spouse, children and dependent parents
• ✓Work rights — full authorisation to work and do business
• ✓Schengen access — travel freely across 26 European countries
• ✓Path to citizenship — after 10 years of residency (2 for Spanish-speaking nationals)
• ✓Property rental allowed — no restrictions on letting the investment property

Qualifying Investment Types

The most popular route is the €500,000 real estate investment (free of mortgage). The investment can be distributed across multiple properties in Spain.

Other qualifying routes:

• ✓€1,000,000 in shares or equity in Spanish companies
• ✓€1,000,000 in Spanish investment funds (registered with CNMV)
• ✓€2,000,000 in Spanish public debt
• ✓Significant business investment creating employment or innovation

The Costa del Sol Advantage

Marbella, Fuengirola and Málaga are the top three destinations for Golden Visa investors in Spain. Reasons include:

• ✓Property prices: Villas from €500,000 in premium locations
• ✓Rental yields: 4–6% gross annual return on holiday and long-term lets
• ✓Lifestyle: 300+ days of sunshine, world-class golf, international schools
• ✓Connectivity: Málaga Airport with direct flights to 60+ European cities
• ✓English-speaking community: largest expat community in southern Spain

Full Process Step by Step

Step 1 — Property identification and due diligence (4–8 weeks)

Identify a qualifying property on Costa del Sol. Our team conducts full due diligence: title check, encumbrances, planning permissions, community fees and any legal issues.

Step 2 — NIE and bank account (1–3 weeks)

All investors need a Spanish NIE number. We process this urgently. A Spanish bank account is also required for the property transaction.

Step 3 — Property purchase and notarial signing (2–4 weeks)

Sign the title deed (escritura) before a Spanish notary. The purchase price must be ≥ €500,000 free of mortgage.

Step 4 — Golden Visa application (6–12 weeks)

Submit the complete application: investment proof, passport, health insurance, clean criminal record and application forms. Can be submitted in Spain (UGE) or at the Spanish consulate in your country.

Step 5 — TIE card issuance (2–4 weeks)

Once approved, collect your Foreigner Identity Card (TIE) at the local immigration office.

Investment Costs: What to Budget

Beyond the €500,000 minimum investment, buyers should budget for:

• ✓Property transfer tax (ITP): 7% in Andalucía on resale properties
• ✓VAT (IVA): 10% on new-build properties
• ✓Notary and Land Registry fees: approx. €2,000–4,000
• ✓Legal and management fees: 1–2% of purchase price
• ✓Annual IRNR (non-resident tax): if you don't reside in Spain year-round

Renewals and Permanent Residency

• ✓Initial authorisation: 2 years (visa issued outside Spain) or 3 years (authorisation applied inside Spain)
• ✓Renewals: 5-year periods, with no minimum stay required
• ✓Permanent residency: after 5 continuous years of legal residency
• ✓Citizenship: after 10 years (2 years for citizens of Spanish-speaking countries, Andorra, Philippines, Equatorial Guinea)

Golden Visa vs. Non-Lucrative Visa

Start Your Golden Visa Process

Costa Expat provides end-to-end Golden Visa support: property search and due diligence, NIE, bank account, visa application and TIE. First consultation is free.