Is it possible to obtain a residence permit in Spain by buying a house? The abolition of the Golden Visa and alternative options

One of the most frequently researched topics by Turkish citizens wishing to live in Spain and invest in real estate within the European Union is whether they can obtain a residence permit by purchasing a property. Madrid, Barcelona, ​​Valencia, Alicante, Malaga, Marbella, and the coastal regions of Spain attract foreign buyers for both living and investment purposes.

However, as of 2026, purchasing a house, apartment, villa, land, or commercial property in Spain does not automatically grant a residence permit. The investor residence permit, previously available only for real estate investments above a certain amount and known publicly as the "Golden Visa," has been abolished for new applications as of April 3, 2025. Therefore, a Turkish citizen who purchases real estate worth €500,000, €1 million, or more today cannot obtain a residence permit in Spain solely based on this purchase. (BOE)

Property ownership and residency rights under immigration law are distinct legal statuses. A person can legally own real estate in Spain; however, to reside in the country for more than 90 days, they must have a separate legal basis such as non-working residency, digital nomad status, employment, self-employment, entrepreneurship, student status, or family reunification.

What was the Spanish Golden Visa Program?

The Spanish Golden Visa program was implemented under Law No. 14/2013 on the Support and Internationalization of Entrepreneurs. The program allowed non-EU citizens to obtain investor visas and residence permits in exchange for making significant investments in Spain.

In real estate-based applications, each main applicant was required to purchase property in Spain with a total value of at least €500,000. This amount had to be free from debt, mortgages, or other encumbrances; any portion exceeding €500,000 could be financed through a loan. Ownership and encumbrance status were proven by official documents obtained from the relevant Spanish Land Registry. (BOE)

The program did not only cover real estate investment. Spanish government bonds, company shares, bank deposits, and business projects with general economic benefit could also form the basis for an investor residence permit under certain conditions. However, with the amendment made in 2025, Articles 63 to 67 of Law No. 14/2013 concerning investor visas were repealed and their content was emptied. (BOE)

When was the Spanish Golden Visa program discontinued?

The abolition of the Golden Visa program was regulated by Organic Law No. 1/2025, dated January 2, 2025. The law was published in the Official Gazette of Spain on January 3, 2025, and the changes regarding investor residency came into effect on April 3, 2025. From this date onwards, it will not be possible to apply for an investor visa or investor residency permit based on new real estate investments. (BOE)

This amendment affected not only the real estate-based Golden Visa but also other capital investment categories in the former investor visa section of Law 14/2013. However, other specific residency types such as entrepreneur, international remote worker, highly skilled professional, researcher, and intra-company transfer remain in effect. (BOE)

What will happen to applications submitted before April 3, 2025?

The discontinuation of the Golden Visa did not simultaneously terminate the rights of all previous investors. The law contains specific transitional provisions to protect existing applications and authorizations.

Investors and their family members who formally submitted their investor visa or investor residence applications before April 3, 2025, will continue to be assessed under the old legislation in effect at the time of application. In other words, if the application was submitted on time, the fact that the process is completed after the change in law does not, in itself, lead to the rejection of the application. (BOE)

Similarly, individuals holding a valid investor visa or investor residence permit as of April 3, 2025, may use their permits until the end of their original term. Renewals of these permits will be assessed according to the regulations in effect at the time the initial permit was issued. (BOE)

However, to benefit from the transitional provisions, it is not sufficient to have purchased a property before April 3, 2025. The relevant investor visa or residence application must have been submitted to the competent authority before the effective date. Individuals who purchased property before April 3, 2025, but apply for a Golden Visa after that date, will not be able to benefit from the old system.

Will buying a house in 2026 grant a residency permit?

There is no automatic or special right of residence tied to the value of real estate purchased in Spain in 2026. Whether the property is worth €100,000, €500,000, or several million euros, this does not change the outcome.

Owning property does not automatically extend one's stay in the Schengen area. Turkish citizens with valid short-term Schengen visas can generally stay for a maximum of 90 days within a 180-day period. Owning property in Spain does not grant the right to live or work in the country beyond this period.

However, owning real estate can support a different type of residence application. For example, in a non-working residence application, a title deed can be used to document the residence in Spain. But the legal basis for the residence is not the purchase of the house; it is the applicant's ability to meet sufficient financial requirements, health insurance, and other residency conditions.

Non-Work Residence Option for Homeowners

For those who own property in Spain and plan to live there without working, one of the most important alternatives is the non-working residence visa. Called "residencia no lucrativa" in Spanish, this permit requires the applicant to have sufficient financial resources to support themselves and their family without engaging in work or professional activity.

The main applicant must demonstrate funding equivalent to 400% of the monthly IPREM amount, and an additional 100% for each family member. The applicant must also have comprehensive health insurance valid in Spain and meet the criminal record and public health requirements. (inclusion.gob.es)

The title deed to the property in Spain can support the claim in terms of housing and assets. However, money invested in real estate is not always considered a liquid financial resource. The applicant must also demonstrate a regular income or disposable savings to cover living expenses.

Non-working residence permit holders cannot work remotely for a foreign employer or engage in self-employment activities from Spain. Those who wish to continue working remotely would be better off considering a digital nomad visa.

Could the Digital Nomad Visa be suitable for property owners?

Individuals working online for foreign companies or clients can apply for a Spanish digital nomad visa. Spanish legislation regarding international remote workers allows third-country nationals to work using technological tools for companies abroad while residing in Spain. (inclusion.gob.es)

Purchasing a property is not a requirement for this visa. Applicants can also provide rental accommodation. However, owning a property in Spain can support the concreteness of the residency and accommodation plan.

The application must include documentation of the foreign company's actual business activity, its existing employment or commercial relationship with the applicant, professional qualifications, sufficient income, and social security status. The value of the real estate does not substitute for these conditions.

Permit through Company or Freelancing

Individuals wishing to conduct business in Spain can consider a self-employment residence permit. The applicant must demonstrate the necessary licenses for opening and operating the business, professional qualifications, the amount of investment, and the economic viability of the project. The adequacy of the investment and its impact on employment are also included in the assessment. (inclusion.gob.es)

For innovative projects of particular importance to the Spanish economy, an entrepreneur's residence permit may also be considered. These permits are based not on the purchase of real estate, but on the level of innovation of the business project, its economic contribution, financing, and feasibility.

Purchasing a property and planning to lease it out for tourism purposes does not automatically grant a work permit or entrepreneurial residency. The nature of the leasing activity, regional licenses, tax records, and the applicant's active role in the activity must be assessed separately.

Can Turkish citizens buy a house in Spain?

There is no general ban on Turkish citizens purchasing residential or commercial property in Spain. It is also possible for foreigners who do not reside in Spain to acquire property.

For purchasing purposes, a foreigner needs to obtain a “Número de Identidad de Extranjero”, or NIE number. The NIE is a unique identification number given to foreigners establishing economic, professional, or social ties with Spain and is used in official documents and transactions. (interior.gob.es)

However, non-EU citizens may be required to obtain prior authorization to acquire property in certain strategic or military areas of Spain. The Spanish Land Registry Association's guidelines state that special defense regulations may apply to non-EU buyers in islands, border regions, the Strait of Gibraltar, Cartagena, and some strategic areas. If the property's location falls within this scope, a special review should be conducted before the transaction.

The Home Buying Process in Spain

Before initiating the purchase process, the buyer needs to obtain their NIE number and determine their financing plan. Once the property is selected, it should be investigated whether the seller is the actual owner and whether there are any mortgages, liens, usufruct rights, easements, or other encumbrances on the title deed.

One of the essential documents for this investigation is the "nota simple" document obtained from the Land Registry. The nota simple provides information about the property, its registered owner, and current rights and encumbrances. However, while the nota simple is informative, the document that constitutes conclusive evidence in court and before third parties is the land registry certificate. (Corpme Web Institucional)

It is important to have the title deed checked before paying a deposit or signing a binding contract. The official purchase guide states that information should be obtained beforehand regarding the property's owner, mortgages and liens, current tenants, protected housing status, administrative restrictions, and condominium rules.

The seller should also be asked to provide the IBI receipt for the most recent property tax and proof of payment of apartment or building maintenance fees. The condominium regulations may contain restrictions regarding tourist rentals, renovations, and the use of common areas.

The parties may sign a deposit agreement, commonly referred to as a reservation or "contrato de arras." This agreement should not be considered a mere letter of intent. Since cancellation could result in the loss of the deposit or its refund with double the amount, the legal nature and terms of the agreement should be carefully examined before signing.

The final transfer is completed through a sales contract drawn up before a Spanish notary. Registration of the buyer's ownership rights with the Land Registry after the sale is of great importance to ensure full legal protection against third parties. (Corpme Web Institucional)

Taxes to be Paid When Buying a House

Generally, a 10% VAT rate applies when purchasing new housing directly from the contractor or developer as a first-time delivery. A rate of 4% may apply to some special types of social housing. For the purchase of used housing, instead of VAT, a Transfer Tax (ITP) paid to the autonomous region where the property is located is applied. (Agencena Tributaria)

The rates of ITP and AJD taxes on notarial documents may vary depending on the autonomous region. Since the application of these taxes is largely left to the autonomous regional administrations, the total tax cost of a property in Madrid, Catalonia, Andalusia, or Valencia may not be the same. (Agencena Tributaria)

In addition to the purchase price, notary fees, land registry fees, lawyer fees, real estate agent fees, translation fees, and bank loan fees (if applicable) should also be included in the budget. Taxes and expenses should be calculated separately from the purchase price.

Does owning real estate create tax residency?

In Spain, simply owning property does not automatically make someone a Spanish tax resident. However, tax residency may arise if a person spends a significant portion of the year in Spain or if they have established their economic and personal relationships in Spain.

The type of residence permit and tax residency are not the same concept. A person can own property in Spain while being a tax resident in another country; however, if they actually settle in Spain with a non-working residence permit or a digital nomad permit, Spanish income declaration obligations may arise regarding their worldwide income.

Property owners who do not reside in Spain may also incur tax liabilities in Spain due to the use, rental, or sale of their property. Therefore, real estate investment, residency, and tax planning should be carried out together.

Does home ownership grant permanent residency or citizenship?

Owning real estate in Spain for five or ten years does not, in itself, grant long-term residency or Spanish citizenship. The period that determines these rights is not the duration of ownership, but rather the legal and actual residence carried out with a valid residence permit.

If the applicant begins living in Spain with a type of residence other than a Golden Visa and maintains the legal residency requirements, the time spent there can be taken into account for long-term residency and citizenship purposes. However, merely making tourist visits or using the property periodically does not constitute legal residency.

Conclusion

As of 2026, purchasing property in Spain does not automatically grant Turkish citizens a visa or residence permit. The Golden Visa system, based on real estate purchases, was closed to new applications on April 3, 2025. Individuals who officially submitted their applications before this date may be evaluated under the old regulations; renewals for those with valid permits at the time of the closure are also protected under transitional provisions.

In Spain, those wishing to own property must consider their residency plan separately from the property purchase itself. Non-work residency permits are available for those living without employment, digital nomad visas for those providing remote services to foreign companies, and freelance or entrepreneur residency permits for those conducting commercial activities.

Before purchasing, it is important to obtain a Non-Profit Invoice (NII), examine the Nota Simple and title deed records, check for mortgages and liens, investigate municipal and condominium restrictions, calculate the tax burden, and have the contracts legally reviewed.

When properly structured, real estate investment can support a life plan and financial portfolio in Spain. However, since it is no longer a standalone reason for residency, the decision to purchase real estate and the visa and residency strategy must be considered within the same legal framework, but under separate conditions.