British citizens can still buy and own property in Spain. What changed after Brexit is everything around the purchase: Britons are now treated as non-EU nationals, so they face a 90-day limit in any 180 without a visa, a few zones that need extra approval, a 24% non-resident tax rate instead of 19%, and mortgages that are usually limited to 60% to 70% of the property value. Britons were the largest foreign group of buyers in Spain in 2025, at about 8% of all buyers, according to a Reuters report, so the market is well used to them. This guide covers the rules that matter for British buyers, with figures in euros and pounds. For the process itself, see our guide to buying property in Spain.
Can British citizens buy property in Spain after Brexit?
Yes. Ownership is governed by Spanish civil law and does not depend on your nationality or residence. You still need an NIE, you sign before a notary and you pay the same purchase taxes as any buyer. See Can foreigners buy property in Spain? for the general rules and how to get an NIE.
What changed for Britons after Brexit?
The 90 days in any 180 rule
UK citizens may visit Spain visa-free for up to 90 days in any 180-day period. Owning a home does not extend it, and longer stays need a visa or a residence permit. GOV.UK’s travel advice for Spain sets out the entry requirements. Entry systems for non-EU visitors, such as the EU Entry/Exit System and the planned ETIAS authorisation, are being phased in, so check the latest dates before you travel.
Military and strategic zones
Because Britons are now treated as non-EU, purchases in designated strategic zones can need Ministry of Defence approval under Law 8/1975 and Royal Decree 689/1978. Law firms report that this affects parts of Málaga and Granada and that it can add time to a purchase. Your lawyer should check the plot before you pay a deposit.
Residency
Buying a home does not give you the right to live in Spain, and the property golden visa closed after 3 April 2025. If you plan to live there, you need a visa such as the non-lucrative or digital nomad route.
How much does it cost to buy as a British buyer?
British and Spanish buyers pay the same purchase taxes. On a resale home of €250,000 (≈ £211,000), the extras are roughly 7% to 12%, depending on the region, which is €17,500 to €30,000 (≈ £14,770 to £25,320). Andalucía’s transfer tax (ITP) is 7%, Murcia’s is 8%, Madrid’s is 6%. The full breakdown is in Spain property buying costs, and you can test your own price in the calculator.
Conversions are approximate and use the European Central Bank reference rates of 14 October 2026 (€1 = £0.844 = $1.120). Rates move every day.
What tax do British owners pay every year?
Spain taxes non-resident owners every year, even if they never rent the home. The non-resident income tax rate is 24% for most non-EU residents, including UK residents, against 19% for residents of the EU and EEA. It applies to an imputed income of 1.1% or 2% of the cadastral value when the home is not rented, to rental income and to sale gains. A July 2025 National Court ruling may allow non-EU owners to deduct some rental costs, but it was not settled in the sources we found, so seek advice before relying on it. The details and examples are in non-resident property tax in Spain.
How does the UK-Spain tax treaty work?
The UK-Spain double tax treaty allows Spain to tax income and gains from Spanish property, and the UK gives a credit for the tax paid in Spain, which you can claim on your UK Self Assessment return. Other income, such as pensions, follows its own rules in the treaty. GOV.UK lists the Spain treaty with the other UK tax treaties. Because your UK position depends on where you are tax resident, speak to a UK adviser who knows cross-border property.
Can British buyers get a Spanish mortgage?
Yes, but with lower limits than residents. Residents can often borrow up to 80% of the property value, and UK non-residents are typically limited to 60% to 70%. Lenders ask for several years of income evidence, bank statements and details of the source of funds, so allow time. A larger deposit also means more pounds to convert, which brings us to the exchange rate.
How should you send pounds to Spain?
The exchange rate you get can cost thousands of euros on a transfer of this size. At the ECB rate of 14 October 2026, €250,000 is about £211,000. A bank spread of 2% to 4% would cost roughly £4,200 to £8,400, compared with well under £2,000 with a regulated currency specialist, according to the guides we read. See how to transfer money to buy a property abroad for how to compare options and protect yourself from fraud.
What happens when you sell?
When a non-resident sells a property in Spain, the buyer withholds 3% of the price and pays it to the tax office, and the seller files the final return. UK sellers may also need to report the gain in the UK and claim the Spanish tax as a credit. Plan this with an adviser before you sell.
What is the checklist for British buyers?
- Apply for your NIE and hire an independent lawyer.
- Check the plot for military or strategic zone restrictions.
- Budget for 7% to 12% extras plus yearly non-resident tax.
- Arrange the mortgage early, and plan for a 30% to 40% deposit as a non-resident.
- Compare ways to send pounds and lock the rate for staged payments.
- Check your UK tax position and the treaty credit.
How long can you stay in your own Spanish home?
Owning a home does not change your immigration status. After Brexit, British citizens are treated as third-country nationals and can generally stay in Spain for up to 90 days in any 180-day period without a visa. Days in other Schengen countries count towards the same limit, so a long stay in your Spanish home is not possible on that basis. Entry rules and border procedures are changing, so check the GOV.UK travel advice for Spain before you travel. If you want to live in Spain, you need a visa or residence permit, and buying does not give you one.
Should you use a Spanish or a UK lawyer?
You need a lawyer who is authorised to practise in Spain, because the checks at the land registry, the deed and the taxes are Spanish procedures. Many Spanish firms have English-speaking lawyers, and some UK firms work with Spanish partners. The key points are the same as for any buyer: pick someone independent of the seller and the agent, agree the fee in writing, and ask who is responsible if something goes wrong.
What about your will and your UK tax position?
A Spanish will can make it easier for heirs to deal with the property, and it does not replace your UK will. Ask your lawyer to coordinate the two. For income tax and capital gains, the UK-Spain treaty decides which country can tax what, so take advice from a tax adviser who knows both systems before you let the home or sell it.
Frequently asked questions
Can I buy a house in Spain as a British citizen?
Yes. Brexit did not take away the right to own property in Spain. It changed visa, tax and mortgage conditions for British citizens.
Do British citizens pay more tax in Spain than EU citizens?
On non-resident income tax, the general rate is 24% for most non-EU residents compared with 19% for EU/EEA residents, and non-EU owners are often taxed on gross rent. Purchase taxes are the same for everyone.
How long can I stay in my Spanish house without a visa?
Up to 90 days in any 180-day period. Owning the property does not extend that limit.
Will I pay tax twice, in the UK and in Spain?
The UK-Spain treaty is designed to prevent double taxation, normally by giving a credit in the UK for tax paid in Spain. Check your own situation with an adviser.
How much deposit do I need for a Spanish mortgage as a UK resident?
Non-residents are typically offered 60% to 70% of the value, so you would need 30% to 40% of the price plus the purchase costs.
Sources
Official sources (check these for the current rule):
- Royal Legislative Decree 5/2004: Non-Resident Income Tax Act (BOE)
- Agencia Tributaria (Spanish tax agency): non-resident forms and taxes
- GOV.UK: Spain entry requirements
- GOV.UK: UK tax treaties (Spain)
- European Central Bank: euro reference rates
Also cross-checked against published guides, because regional tax rates are spread across many agencies:
- Tejada Solicitors: buying property in Spain after Brexit
- Reuters via Internazionale (share of foreign buyers, 2025)
- Your Overseas Home: can foreigners buy property in Spain
Author: David Mateo. Professional review: this guide has not yet been reviewed by a licensed lawyer or tax adviser; when it is, the reviewer will be named at the top of the page.
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 15 October 2026.
