Buying property in Spain after Brexit: what changed for UK buyers?

After Brexit, UK citizens can still buy property in Spain freely. There is no restriction on ownership. What changed is that since 1 January 2021 UK buyers count as third-country nationals, so non-EU rules now apply to how long you can stay and how you are taxed.

The 90/180-day rule

Without a visa you can spend up to 90 days in any rolling 180-day period across the Schengen area. Owning a home does not give you the right to stay longer. Days are counted across all Schengen countries together, so a weekend in France counts too.

In October 2025 the EU introduced the Entry/Exit System (EES), which records border crossings automatically. The EU plans to launch the ETIAS travel authorisation in the last quarter of 2026. Check the exact date before you travel.

If you want to stay longer than 90 days

• •Non-lucrative residence visa (visado de residencia no lucrativa): for people with enough passive income or savings who will not work in Spain.

• •Digital nomad visa: for people working remotely for employers or clients outside Spain.

• •Work or self-employment permit: if you will work or run a business in Spain.

You normally apply at the Spanish consulate for where you live. Income thresholds change every year, so always check the current figures with the official source. If you already lived in Spain before 2021, the Withdrawal Agreement protects your rights, shown by your TIE card.

The buying steps are the same

• •NIE number: every buyer needs one, and Brexit did not change that. See our NIE guide.

• •Spanish bank account: to pay the price and utility bills.

• •Legal due diligence: title, charges and building licences.

• •Reservation, private contract and notarial deed: exactly as for any other buyer. Our buying guide walks through the full process.

Tax as a non-resident

This is the biggest practical change. As a non-EU non-resident you pay 24% on gross rental income, with no deduction for expenses. EU buyers pay 19% and can deduct related costs. If you do not let the home, you still pay an annual tax on deemed income based on the cadastral value. Purchase taxes and running costs are covered in our costs and taxes guide.

Financing

Spanish banks lend to non-residents, usually at a lower loan-to-value than for residents. If you earn in pounds, factor in exchange-rate risk too.

In short

Buying is as straightforward as before. Plan your stays and your tax position in advance. If you are looking at the Costa del Sol, get in touch and we can talk through what fits your plans.