If you want to buy a home in Spain you need an NIE. The NIE (Número de Identidad de Extranjero) is the personal, unique number that Spain assigns to foreigners who have economic, professional or social interests in the country, and a property purchase is one of them. You apply with form EX-15, pay a small state fee (about €9.84 in 2026), and submit the application in Spain, through a Spanish consulate in your country, or through a representative with a power of attorney. This guide shows who needs one, the documents, the cost, the timing and the mistakes to avoid. Once you have it, continue with our step-by-step guide to buying property in Spain.
What is an NIE?
The Ministry of the Interior describes the NIE as a personal, unique and exclusive number for foreign nationals. It identifies you in Spanish tax and legal procedures and stays with you for life. Spain assigns it automatically in some cases, such as when a person starts a procedure to get a document that allows them to stay in Spain. In other cases you have to request it, and the page says that applies to people with economic, professional or social interests in Spain who are not in the country irregularly and who state their reasons.
Do you need an NIE to buy property in Spain?
Yes, in practice. The notary asks for it when you sign the deed, the tax office uses it to register your purchase tax and your yearly taxes, banks use it to open an account and to process a mortgage, and utilities ask for it too. Every buyer needs their own NIE, so a couple buying together needs two. Whether foreigners can buy at all is a separate question, covered in Can foreigners buy property in Spain?
How do you apply for an NIE?
The Interior ministry’s page lists three routes:
1. In Spain, in person
You submit the application at an Oficina de Extranjería or a police station (Comisaría de Policía) that handles foreign nationals, usually with a prior appointment.
2. In Spain, through a legal representative
A representative, such as a lawyer or gestor, files at the same offices. The power of attorney must expressly authorise the NIE application. This is common for buyers who cannot travel.
3. From outside Spain, through a consulate
You apply through the Spanish consulate in your country of residence. The consulate sends the application to the Comisaría General de Extranjería y Fronteras. Not every consulate offers the same service or appointment times, so check with yours.
Which documents do you need?
- Form EX-15, completed and signed, in duplicate.
- Proof that you paid the state fee: form 790, code 012.
- The original and a copy of a valid passport, ID card or travel document.
- A statement of the economic, professional, social or other reasons for the request. For a buyer, this is the intended purchase of a property.
- If a representative files for you, the power of attorney.
Offices can ask for additional items, such as translations or legalised documents, so confirm the current list with the office or consulate before you go.
How much does an NIE cost?
The state fee for assigning an NIE on your own request is €9.84 (≈ £10 / $10) in 2026, according to TaxDown, which cites a 2025 ministerial order. The Interior page names the fee form but does not state the amount, so confirm it on the official site before paying. A lawyer or gestor adds their own fee, and many buyers pay between €50 and a few hundred euros for the service, depending on whether they also need a power of attorney.
Conversions are approximate and use the European Central Bank reference rates of 14 October 2026 (€1 = £0.844 = $1.120). Rates move every day.
How long does it take?
The Interior ministry’s page says the application must be resolved within five days of being registered, and that if there is no answer within that time the request is treated as rejected. In practice, the longer wait is often getting an appointment, which varies a lot by city and season. Start four to eight weeks before you plan to make an offer, so that the deposit contract is not held up.
What is the step-by-step process?
- Decide the route: consulate, police office in Spain, or representative.
- Download form EX-15 and form 790 code 012 from the official site.
- Pay the fee at a bank or online and keep the receipt.
- Book an appointment if the office requires one.
- Submit the documents and keep a copy of everything.
- Collect the NIE certificate, or the confirmation from your representative or consulate.
- Give a copy to your lawyer and notary before the deed is prepared.
What is the difference between an NIE and residency?
An NIE identifies you. It does not give you the right to live in Spain. Residency is a separate permit, and Spain no longer offers a golden visa for buying property. If you plan to live in Spain, decide which residence route you need first, and treat the purchase as a second step. People who become residents also get a foreigner identity card, which carries the same NIE number.
What are the common mistakes?
- Paying a third party the state fee. The fee goes to the administration through the official form. A representative charges a separate service fee.
- Leaving it to the last week. Appointments can be scarce.
- Applying through a consulate that does not offer the service. Check first.
- Forgetting that each buyer needs one. Co-buyers apply separately.
- Using an outdated form. Download it from the official site each time.
What is the Portuguese equivalent?
Portugal uses a tax number called the NIF. Read our guide to the Portuguese NIF if you are comparing both countries.
What should you do next?
Once you have the NIE, the next steps are a Spanish bank account and a lawyer. Our cost guide shows what to budget, and the buying guide covers the order of events.
Can someone else apply for your NIE?
Yes. You can apply in person, through a Spanish consulate, or through a representative who has your written authorisation. A lawyer or gestor often does this for buyers who live abroad, and it is useful when appointments are hard to get. Ask what the representative will charge on top of the official fee and what documents they need from you, such as a copy of your passport and the reason for the application. Keep a copy of everything that is submitted.
Does the NIE expire?
The number itself does not change or expire, and you keep the same one for life. The paper certificate that shows it is a different matter, because some notaries and banks like to see a recent copy. If yours is old, ask your lawyer whether the notary will accept it or whether you should request a new copy before the signing.
What if your NIE is delayed or refused?
Delays are usually caused by a lack of appointments or by missing documents, so check the checklist before you attend. If the application is refused or you are asked for more, ask in writing what is missing and do not make an offer that depends on a date you do not control. Build slack into the timetable, because you cannot sign a deposit contract without the number.
Each buyer needs a separate NIE, so a couple who buy together each apply, and the number is quoted on every document you sign.
Frequently asked questions
Can I buy a property in Spain without an NIE?
In practice no. The notary and the tax office need your NIE to sign the deed and register the taxes, so buyers apply before they commit to a purchase.
Can someone apply for my NIE for me?
Yes. A lawyer or gestor can apply with a power of attorney that expressly authorises the NIE application, and this is common for buyers living abroad.
Does the NIE expire?
The number is permanent. Some banks, notaries or offices may ask for a recent certificate, so keep your documents and ask what they accept.
Is the NIE the same as a Spanish tax number?
For foreigners, the NIE works as the tax identification number in Spain, and you use it to pay taxes and to sign contracts.
Do both partners need an NIE if we buy together?
Yes. Every buyer named on the deed needs their own NIE.
Sources
Official sources (check these for the current rule):
- Ministry of the Interior: documentation of foreign nationals (NIE)
- Agencia Tributaria (Spanish tax agency): non-resident forms and taxes
- Consejo General del Notariado (Spanish notaries)
- European Central Bank: euro reference rates
Also cross-checked against published guides, because regional tax rates are spread across many agencies:
- TaxDown: modelo 790 code 012, price and form (2026)
- 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.
