In short
To buy in Spain you need an NIE, the foreigner identification number. Apply on form EX-15 and pay the fee on form 790 code 012 (€9.84 at Spanish police offices in September 2026), in Spain by appointment or at a Spanish consulate abroad. Then open a Spanish account, proving that you are not resident.
The short answer
Before you can sign a Spanish purchase deed or mortgage, you need two things that have nothing to do with the property: an NIE, the foreigner identification number, and a Spanish bank account.
The NIE is requested on form EX-15, with a fee paid on form 790 code 012. In Spain you apply at a foreigners’ office or police station, by appointment. Outside Spain you apply through the Spanish consulate for your area. The account comes next, and the bank will ask you to prove that you are not resident in Spain. Start both before you sign the deposit contract, not after.
What the NIE is, and what it is not
Article 205 of the Immigration Regulation, approved by Royal Decree 1155/2024, gives foreigners who deal with Spain for economic, professional or social reasons a personal, unique and exclusive identification number. Buying property is an economic reason. The number must appear on every document issued to you under immigration rules, and in practice the notary will need it for the purchase deed and the mortgage.
The NIE identifies you. It does not give you a right to live in Spain, and it does not prove residence. The regulation distinguishes it from other documents:
| Document | What it is | Does a non-resident buyer need it? |
|---|---|---|
| NIE | Your identification number for dealings with Spain | Yes |
| Certificate of non-residence | Confirms that you are not resident in Spain | Usually, for the bank account |
| TIE (foreigner identity card) | A physical card for foreigners authorised to stay more than six months | No |
People often confuse the NIE with the TIE. Under article 209 of the regulation, the TIE is for foreigners with a visa or authorisation to stay in Spain for more than six months. A holiday-home buyer who lives abroad needs the number, not the card.
Where to apply
The National Police and article 205 of the regulation set out the first two routes. Some offices, such as the London consulate, also accept a representative:
| Where you are | Where to apply | Notes |
|---|---|---|
| In Spain | Foreigners’ office (Oficina de Extranjería) or police station | Book a prior appointment (cita previa) online |
| Outside Spain | The Spanish consulate for your area | Each consulate sets its own appointment system |
| Where the office accepts it | Through a representative | Needs a power of attorney; check with the office first |
In Spain, appointments are booked through the Government’s official cita previa system. Availability varies by province, and in busy areas slots can be hard to find, so plan ahead.
The regulation sets a maximum of five days to resolve the application once it reaches the competent office. Consulates add their own processing: the London consulate, for example, says the NIE is normally issued within three weeks and sent by email.
Step by step
- Choose the route. If you will be in Spain for a viewing trip, the Spanish route can be quick if you find an appointment. Otherwise, contact the consulate for your area.
- Complete form EX-15. Tick the NIE box, choose “economic interests” as the reason and explain it: the purchase of a property. The London consulate, for example, asks for the form completed but not signed.
- Generate form 790 code 012. It is produced on the National Police website with the amount already calculated. In Spain the fee for assigning an NIE was €9.84 in September 2026, under Order PJC/617/2025. Consulates collect it in local currency; London lists £8.65, payable by card on the day.
- Gather the documents. Your passport, with a copy of the photo page, and evidence of why you need the NIE, such as a reservation agreement or a letter explaining the purchase.
- Attend in person, or send your representative. The London consulate states that the applicant or a representative must attend in every case. A representative needs a power of attorney; if it was signed before a local notary, it must carry the apostille.
- Keep the document safely. The notary, the lender and the bank will all ask for it.
Opening a Spanish bank account as a non-resident
Most lenders require an account with them from which the mortgage is paid, and you will need a Spanish account anyway for the property’s bills, community fees and local taxes.
The Bank of Spain explains what the bank will ask for. Non-EU foreigners resident in Spain show their TIE; EU citizens may be asked for their passport or national identity document together with their NIE. If you are not resident, the bank will ask you to prove it with the appropriate documentation.
That document is usually the certificate of non-residence. It is requested on the same EX-15 form, by ticking “certificate” and “non-resident”, through the same offices and consulates as the NIE, as article 205 of the regulation provides. It carries its own small fee on form 790 code 012.
Expect the bank to ask for:
- your passport and NIE;
- the certificate of non-residence;
- proof of your address abroad;
- information on your income or activity;
- evidence of where the money you deposit comes from.
The last point matters. Under anti-money-laundering rules, the Bank of Spain notes that a bank may ask for the origin of the funds when you open the account or later, and can block access to them if you do not justify it. Our guide to moving money to Spain explains the paper trail.
A realistic timeline
| Step | When to start |
|---|---|
| NIE application | As soon as you are serious about buying, before reserving if possible |
| Certificate of non-residence | At the same time, on the same form if you can |
| Bank account | Once the NIE is issued |
| First transfers | Once the account is open and the evidence of funds is ready |
| Mortgage signing | At completion, with the NIE and account in place |
Delays usually come from appointments, not from the application itself. A deposit contract with a six-week deadline leaves little room if the NIE has not started.
Common mistakes
- Names that do not match. Use your name exactly as it appears in your passport on every form. A missing middle name can create problems at the notary and the bank.
- An expired or soon-to-expire passport. Renew it first, or the NIE will be linked to a document you are about to replace.
- Waiting for the property. The NIE does not depend on a specific property. You can apply once you have a genuine reason to deal with Spain.
- A power of attorney without an apostille. If a representative applies for you with a power signed before a local notary, it needs the apostille, and a sworn translation may also be required.
- Assuming any bank will open an account. Policies for non-residents differ, and the lender that finances you usually wants the account with it.
How RCG coordinates it
RCG Finance is a real-estate credit intermediary registered with the Bank of Spain under number E760, with an office in Salou. We do not provide legal services, and we do not name lenders in advance, because their appetite changes.
What we do is keep the paperwork on the same timetable as the mortgage:
- our partner lawyer can handle the NIE and the certificate of non-residence for you with a power of attorney, where the office accepts it, and helps you open the Spanish account;
- a currency exchange partner converts and sends the funds, and provides transfer confirmations that form part of the payment trail the lender and notary ask for;
- we prepare the mortgage file, and our team attends the notary signing in person.
What to do next
Gather your documents with the non-resident mortgage checklist and size the cash you will need with the purchase costs calculator. If you are still choosing where to buy, our areas guide compares prices and taxes along the coast.
If you will not travel to sign, read our guide to buying with a power of attorney. When you are ready, our non-resident mortgage service puts the file, the NIE and the account on one timetable.
Sources and review
Prepared by the RCG Finance editorial team (RCG 2026 S.L., Bank of Spain register of credit intermediaries no. E760) and reviewed by Rafael, founder of RCG Finance and former debt and M&A advisor at KPMG and PwC, under our editorial standards. Last source review: 22 September 2026.
- Spanish Official Gazette — Royal Decree 1155/2024, Immigration Regulation, articles 205, 206 and 209
- Spanish National Police — NIE assignment at the request of the applicant
- Spanish National Police — Immigration fees
- Spanish Official Gazette — Order PJC/617/2025 on immigration fees
- Spanish Consulate General in London — Foreigner Identity Number (NIE)
- Form EX-15 (consulate copy)
- Spanish Public Administration — Immigration appointments (cita previa)
- Bank of Spain — What you need to open an account
Frequently asked questions
How much does an NIE cost?
The fee is paid on form 790 code 012. The National Police fee table showed €9.84 for assigning an NIE in September 2026. Consulates collect it in local currency: the London consulate, for example, lists £8.65. Fees are updated periodically, so check before paying.
Can I get an NIE without travelling to Spain?
Yes. If you are outside Spain, the regulation sends the application through the Spanish consulate for your area. You can also appoint a representative with a power of attorney to apply for you, where the office accepts it.
Is the NIE the same as the TIE card?
No. The NIE is your identification number. The TIE is a physical card for foreigners authorised to stay in Spain for more than six months. A non-resident buyer needs the NIE, not the TIE.
Does a Spanish bank account need proof that I am not resident?
Usually. The Bank of Spain explains that if you are not resident, the bank will ask you to prove it with the appropriate documentation. A certificate of non-residence, requested on the same EX-15 form, is the usual document.
