Australians can buy property in Spain without restrictions, but owning a home does not give a right to stay: without a visa you can stay 90 days as a tourist. You need an NIE before you buy, and Spain treats you as a tax resident after 183 days in a year or if your centre of economic interests is there. A double tax treaty between Spain and Australia is in force, and Medicare’s reciprocal agreement with Spain covers only emergency care. Budget 10% to 13% on top of the price for taxes and fees. This guide explains the visa and residency options, the tax issues that are specific to Australians, healthcare, mortgages and money transfers, with a worked example. It is general information, not tax or legal advice; the sources I found did not explain Australian tax on foreign property, so take advice from an Australian adviser.
Can an Australian buy property in Spain?
Yes. A 2023 guide for Australians says they can buy residential, commercial or land property in Spain without restrictions, and there is no reciprocity requirement for property purchases. You need a Spanish NIE number, a lawyer and a way to pay in euros. Read can foreigners buy property in Spain for the rules and the 12-step buying guide for the process. The same 2023 guide mentioned a golden visa for purchases over €500,000, but that route closed on 3 April 2025; see why the golden visa ended.
How long can you stay?
Australians can stay 90 days visa-free as tourists, according to a Spanish immigration firm; a residence visa is needed for longer stays. Check whether any travel authorisation applies to your trip, since the entry requirements for visa-free visitors have been changing. The routes the firm lists are the digital nomad visa, the non-lucrative visa, a work visa, a student visa and family reunification. Applications are made in person at the consulate that covers your Australian state: Sydney for New South Wales, Queensland and the ACT, and Melbourne for Victoria, South Australia and Tasmania. Processing takes about 1 to 3 months, with waits of 2 to 6 weeks for an appointment. For owners who do not work, the non-lucrative visa needs €2,400 a month in 2026 (≈ £2,000 / $2,700); for remote workers see the digital nomad visa comparison.
What about tax residency?
Spain treats you as a tax resident after more than 183 days in a year, or if your centre of economic interests is in Spain. A resident can be taxed in Spain on worldwide income, including Australian rent, shares and superannuation. Australia also taxes on residency, so leaving Australian residency has its own consequences. A bilateral tax treaty is in force to prevent double taxation, but the sources do not explain how it applies in detail. Superannuation is a flagged problem: you generally cannot access it before preservation age, and Spain may tax its annual growth. Speak to an adviser who knows both systems before you spend long periods in Spain. For the taxes of a non-resident owner, see Spain non-resident property tax.
Is there a special regime for newcomers?
The immigration firm says that the special regime often called the Beckham Law is available to digital nomad visa holders and certain transferred employees for six years, with a flat 24% on Spanish-source income up to €600,000, no tax on most foreign income and the exclusion of foreign assets from wealth tax, but that it requires no Spanish tax residency in the previous five years. The conditions are strict and deadlines apply, so ask a Spanish adviser before you move.
What does buying cost?
Budget 10% to 13% on top of the price. On a €250,000 resale in Andalucía, ITP at 7% is €17,500 (≈ £14,800 / $19,600), and total costs would be €25,000 to €32,500. New homes pay 10% VAT plus stamp duty instead; see new build vs resale. The 2023 guide also mentions the Spanish wealth tax on properties above €700,000, which varies by region, and an annual rubbish fee and community fees; see running costs.
Conversions are approximate and use the European Central Bank reference rates of 14 October 2026 (€1 = £0.844 = $1.120). Rates move every day.
I did not convert amounts to Australian dollars because I do not have a reference rate for them; use a current rate from your bank or currency provider.
What about mortgages and moving money?
The 2023 guide says foreign residents, including Australians, can get a mortgage from a Spanish lender, with a deposit of roughly 20% and loans typically covering up to about 70% of the price, and that some banks require a lawyer to review the property. Those figures are from 2023, so ask lenders for current terms and read the non-resident mortgage guide. For transferring Australian dollars into euros, compare the exchange rate and the fees, not only the fee; see how to transfer money, and check your bank’s per-transaction limits.
What about healthcare?
The immigration firm says private insurance costs about €70 to €150 a month, and that Medicare’s reciprocal agreement with Spain covers only emergency care. Once you work or are self-employed in Spain and pay social security, you can get public coverage through a health card. Visa holders who do not work must keep private insurance. See the cost of living guide for the other monthly costs.
What is the step-by-step plan?
- Decide how much time you will spend in Spain and test it against the 90-day limit and the 183-day tax threshold.
- Talk to an Australian adviser about residency, superannuation and any tax on foreign property, and to a Spanish adviser about Spanish tax.
- Appoint a Spanish lawyer and get your NIE.
- Plan the money transfer and, if you borrow, get a mortgage offer.
- Complete the legal checks; see illegal builds in Spain and the nota simple.
- Sign, pay the taxes and register the home.
- If you want to stay longer, apply for the right visa from Australia before you travel.
What are the common mistakes?
- Assuming that owning a home gives you the right to stay beyond 90 days.
- Becoming a Spanish tax resident without planning for superannuation.
- Relying on Medicare for more than emergency care.
- Using the time difference as an excuse for a rushed decision: Spain is 8 to 10 hours behind Australia’s east coast, so schedule calls with your lawyer in advance.
- Using an outdated guide: the golden visa closed in 2025.
- Not checking the planning status of an older or rural home.
What should you decide before you leave Australia?
Moving money, selling a home or ending a lease are hard to undo. Before you commit, decide whether you are buying a holiday home or planning to become a resident of Spain, because the answer changes your tax, your health cover and your visa. If you plan to become resident, ask an Australian adviser how leaving Australian tax residency affects your assets, and ask a Spanish adviser how your income, savings and superannuation will be taxed. If you only plan visits, count the days in Spain and keep the records.
How do you work with Spanish professionals from Australia?
Spain is 8 to 10 hours behind Australia’s east coast, so a call with your lawyer or the notary will be early morning or late evening for you. Use email for documents, agree who has authority to sign, and consider a power of attorney for the deed so that you do not need to travel; see the power of attorney guide. Keep scans of every document and use a lawyer who speaks English.
Should you visit before you buy?
Yes, and in more than one season. Visit the town in winter and summer, speak to residents and look at several homes in the same price range. A trip also lets you open a bank account, get your NIE and meet your lawyer. The 90-day visa-free stay is enough for a viewing trip, but not for a long stay.
Frequently asked questions
Can Australians buy property in Spain?
Yes, without restrictions, according to a 2023 guide. You need an NIE, a lawyer and a plan for paying in euros.
How long can an Australian stay in Spain without a visa?
90 days as a tourist, according to a Spanish immigration firm. A residence visa is needed for longer stays.
Does Medicare cover me in Spain?
The reciprocal agreement covers only emergency care, according to the firm, so private insurance is recommended.
Is there a tax treaty between Spain and Australia?
Yes, a double tax treaty is in force. How it applies to your income and superannuation needs advice.
Does owning property give me residence?
No. The golden visa for property ended on 3 April 2025.
This is general information, not legal or tax advice. Rules and rates change, and your situation may differ. Confirm the figures with the tax authority and a qualified lawyer or tax adviser before you commit. Facts last checked on 16 October 2026.
Sources
Official sources (check these for the current rule):
Also cross-checked against published guides, because practice varies between notaries, registries and banks:
