What documents do I need to buy a property in Spain?
At minimum: a valid passport, an NIE number, a Spanish bank account, proof of deposit funds with a source-of-funds trail, income evidence (payslips or accounts), six months of bank statements, and — for financed purchases — the property's nota simple and valuation. Each purchase stage adds its own documents: the arras contract stage, the mortgage application, the notary completion and Land Registry registration.
- Start the NIE first — everything else depends on it (2–8 weeks).
- Lenders want the full file in one submission; each round of questions costs 1–2 weeks.
- Keep originals and certified translations ready — sworn translators are needed for most foreign documents.
Key takeaways
- Five document stages: NIE, arras contract, mortgage application, notary completion and Land Registry.
- The NIE needs a passport, EX-15 form, and fee payment (Modelo 790-012) — 2–8 weeks.
- The arras stage needs proof of funds for the 10% deposit and your lawyer's due-diligence pack.
- The mortgage stage needs ID, NIE, income evidence, six months of bank statements and a debt schedule.
- The notary needs the escritura, bank draft or transfer evidence, and proof of insurance where a mortgage is involved.
- Registration needs the escritura, ITP or IVA tax receipts and the notary's submission — 2–6 weeks.
Stage 1: NIE application documents
The NIE is your Spanish tax identification number and the foundation of the whole purchase — you cannot sign at the notary, open most bank accounts or register the property without it. Allow 2–8 weeks.
- Valid passport (original plus a full copy of every page, including blanks, for consulate applications).
- Completed EX-15 application form (in Spanish, signed).
- Modelo 790-012 fee payment receipt (paid at a Spanish bank or online before the appointment).
- Appointment confirmation (cita previa) if applying in Spain, or your consulate appointment booking.
- A brief statement of reason for the NIE (buying property) — sometimes a reservation contract is requested as evidence.
- If using a power of attorney: the notarised and apostilled POA document plus your lawyer's details.
Our NIE number guide compares the three application routes in detail.
Stage 2: Reservation and arras contract documents
Once your offer is accepted you will sign a reservation agreement and then the arras (private purchase contract), typically paying a 10% deposit. This stage is driven by your lawyer's due diligence.
- Passport and NIE (or proof the NIE application is underway).
- Proof of deposit funds — recent bank statements showing the 10% deposit.
- Source-of-funds evidence: sale completion statement, savings history, or investment withdrawal records covering where the money came from.
- Your lawyer's due-diligence pack on the property: nota simple (Land Registry extract), energy certificate, IBI (council tax) receipts, community-of-owners certificate, and for rural property a catastro check.
- Signed reservation agreement and then the arras contract itself, with the agreed completion date.
If the contract fixes a 30-day completion deadline, a standard mortgage will not fit — see the arras 30-day deadline finance guide for the bridging alternative.
Stage 3: Mortgage application documents
Spanish lenders assess non-resident applicants conservatively and want the complete file in one submission. Each round of follow-up questions costs 1–2 weeks, so completeness matters more than speed.
- Passport and NIE.
- Income evidence: employed applicants — last three payslips, employment contract and latest P60 or equivalent; self-employed — two to three years of accounts and tax returns.
- Personal bank statements for the last six months, all accounts.
- A schedule of existing debts: mortgage statements, loan agreements and credit commitments.
- Credit report from your home country where available.
- Property documents: nota simple, agreed purchase price, and the bank's valuation (tasación) which the lender instructs.
- Proof of the deposit and purchase-costs funds already held, with the source-of-funds trail.
- Sworn (jurada) translations of foreign-language documents where the lender requires them.
The Spanish mortgage document checklist breaks this down by applicant profile — employed, self-employed, retired and company buyers.
Stage 4: Notary completion documents
Completion happens before a Spanish notary, where the escritura (title deed) is signed. Everyone named on the deed attends in person or by power of attorney.
- Passport and NIE for every buyer.
- The escritura pública de compraventa, drafted and reviewed by your lawyer before the day.
- Evidence of the balance payment: banker's draft from your Spanish account or proof of the transfer to the seller's account.
- For financed purchases: the mortgage escritura, proof you accepted the FEIN after the mandatory 10-day cooling-off period, and the notarial act confirmation.
- Buildings insurance policy where the lender requires it (usually naming the bank as loss payee).
- Power of attorney documents if anyone signs through a representative.
Stage 5: Land Registry and post-completion documents
You own the property from the notary date, but registration at the Registro de la Propiedad protects your title against third parties. The gestoría or your lawyer handles this — allow 2–6 weeks.
- The escritura (authorised copy from the notary).
- Transfer tax (ITP) payment receipt — due within 30 working days of completion; see the regional transfer tax tables for your region's rate.
- For new builds: IVA (VAT) and AJD (stamp duty) receipts instead of ITP.
- Plusvalía municipal paperwork (usually settled by the seller, but check with your lawyer).
- Utility and community-of-owners transfer forms, and direct debit mandates from your Spanish bank account.
How the documents map to the timeline
Each document stage sits inside a wider purchase timeline — the NIE runs 2–8 weeks, mortgage approval 5–10 weeks, arras to notary 4–8 weeks and registration 2–6 weeks. For the full stage-by-stage timing picture with a month-by-month worked example, see the Spanish property purchase timeline, and for direct answers to timing questions the purchase timeline FAQ.
Frequently asked
Questions from readers
What documents do I need to buy a property in Spain?
A valid passport, NIE number, Spanish bank account, proof of deposit funds with a source-of-funds trail, income evidence, six months of bank statements, and for financed purchases the property's nota simple and valuation. Each stage — NIE, arras, mortgage, notary, registry — adds its own documents.
What documents do I need for an NIE in Spain?
A valid passport (plus a full copy for consulate applications), the completed EX-15 form, the Modelo 790-012 fee receipt, your appointment confirmation, and a statement of reason such as a reservation contract. A power of attorney route also needs the notarised, apostilled POA.
What is a nota simple and when do I need it?
The nota simple is the Land Registry extract showing ownership, charges and description of the property. Your lawyer obtains it during arras-stage due diligence, and the lender requires it again for the mortgage application.
Do I need source-of-funds evidence to buy in Spain?
Yes. Spanish anti-money-laundering rules mean lawyers, banks and notaries all check where the deposit and purchase funds came from. Prepare sale completion statements, savings history or investment withdrawal records before they are requested.
What income documents do Spanish lenders want from non-residents?
Employed applicants provide three months of payslips, an employment contract and the latest tax-year summary (P60 or equivalent). Self-employed applicants provide two to three years of accounts and tax returns. Foreign-language documents usually need sworn translations.
What do I need to bring to the notary in Spain?
Your passport, NIE, the reviewed escritura, evidence of the balance payment (banker's draft or transfer proof), and for financed purchases the mortgage escritura with FEIN acceptance and the required insurance policy.
Can someone sign for me at a Spanish notary?
Yes, via a power of attorney — notarised and apostilled in your home country, or granted before a Spanish notary. The POA is also commonly used for the NIE application and completion.
What tax documents are needed after completion in Spain?
Resale purchases need the ITP transfer tax receipt within 30 working days; new builds need IVA and AJD receipts. The gestoría submits these with the escritura to the Land Registry, which takes 2–6 weeks.
Do I need a Spanish bank account to buy property?
Practically yes — the balance payment at the notary, tax payments and ongoing utilities and community fees all run through a Spanish account. Open it in parallel with the NIE application; it takes 1–2 weeks.
Which documents need official translation for a Spanish purchase?
Any foreign-language document submitted to a lender, notary or registry — typically income evidence, tax returns, credit reports and company documents — needs a sworn (traducción jurada) translation by a Spanish Ministry-approved translator.