Spain stopped accepting new real estate golden visa applications on 3 April 2025. Organic Law 1/2025 removed the articles that created the programme, so buying a home, even for €500,000 or more, no longer gives you a residence permit. Applications filed before that date are handled under the rules in force on the day of filing, and people who already hold a golden visa keep it for the period it was granted, with renewal depending on whether they still meet the conditions. If you want to live in Spain, you now use another route, such as the non-lucrative visa for people who do not work, the digital nomad visa for remote workers or the entrepreneur route. This guide explains what changed, what it means for different buyers and what is still possible. It is general information, not immigration advice, and you should confirm your own position with a Spanish immigration lawyer.
What was the Spanish golden visa?
The golden visa let non-EU investors obtain residence by making a qualifying investment. For real estate, the threshold was property worth €500,000 or more, held free of mortgage. The visa gave residence rights to the investor and the family, and did not oblige them to live in Spain. It was a popular reason for non-EU buyers, including British and American buyers, to purchase a home.
When and how did it end?
New real estate applications ended on 3 April 2025. One law firm explains that Organic Law 1/2025 “left Articles 63 to 67 of Law 14/2013 without content”, which are the articles that regulated the investor visa. The text of the law is published in the official gazette (BOE). The change closed the real estate route for new applicants, and the other investor routes were affected by the same reform.
What happens to people who applied earlier or already have the visa?
| Situation | What published guidance says |
|---|---|
| Application filed before 3 April 2025 | It may be processed under the rules in force on the filing date |
| Valid golden visa or investor permit | It keeps its validity for the period for which it was issued |
| Renewal | May be possible if the holder still meets the conditions behind the original approval; assessed case by case |
| Selling or refinancing the property | Doing so before securing another option may create a renewal risk |
| Family members in the file | Must be documented as part of the renewal |
For a renewal you are likely to be asked for proof that the qualifying property still exists, such as an updated land registry record (see the nota simple guide). No source we checked gives a specific cut-off or deadline for transitional cases, so ask your lawyer for the rules that apply to the date of your filing.
Can you still buy a home in Spain?
Yes. The end of the golden visa does not stop foreigners from buying. The rules for ownership are the same as before, as explained in Can foreigners buy property in Spain?, and what has changed is only that the purchase no longer comes with a residence permit. You can visit your home as a non-EU citizen for up to 90 days in any 180-day period, which is the usual allowance for short stays, and you need a visa or a permit for longer.
What are the residence options now?
| Route | Who it is for | Key point |
|---|---|---|
| Non-lucrative visa | People who live on savings or passive income | No work allowed; see our guide |
| Digital nomad visa | Remote employees, freelancers and business owners working for clients outside Spain | Allows remote work |
| Highly qualified professional | Senior or specialist staff hired by a Spanish company | Needs a Spanish employer |
| Entrepreneur or business project | Founders with a project that has innovation or economic impact | Needs a business plan |
None of these requires buying property, and none is made easier by owning a home, so treat housing and residence as two separate decisions. Each route has its own income, documents and renewal rules, and the consulate’s checklist is the final word.
Does the end of the golden visa change the cost of buying?
No. The purchase taxes and fees are the same as before, as explained in Spain property buying costs and ITP vs IVA vs AJD. What may change is the market: published commentary expects less demand from buyers whose main aim was a residence permit, though we do not have figures to show the effect, so we do not draw a conclusion.
What about the proposed tax on non-EU buyers?
In January 2025 Spain’s prime minister proposed a tax of up to 100% on purchases by non-EU buyers. The latest report we found, from 27 March 2026, said the plan had stalled in Congress and was not law. Confirm the position on the date you sign.
How does Portugal compare?
Portugal also closed the real estate route for its golden visa, in October 2023. The details and the options differ, and we cover Portugal in our complete guide to buying property in Portugal.
What are the common mistakes?
- Buying a home to get residence and finding out afterwards that the route is closed.
- Relying on old articles and agent brochures that still describe the golden visa.
- Selling or refinancing a qualifying property without checking the effect on a renewal.
- Assuming that owning a home allows you to stay longer than 90 days in 180.
- Choosing a visa without checking whether it allows the work you plan to do.
What should you do next?
- Decide whether you want residence, a holiday home, or both.
- If you want residence, compare the routes with a Spanish immigration lawyer.
- Budget the purchase using the calculator.
- If you hold an old golden visa, ask a lawyer about the renewal conditions before you sell or refinance.
What should existing holders ask their lawyer?
- Which conditions of the original approval must still be met at the next renewal.
- Which documents prove that the qualifying property still exists and is free of mortgage, if that was a condition.
- What happens to the permit if you sell, refinance or swap the property.
- Whether your family members’ permits depend on yours and how to keep them valid.
- Whether another route, such as the non-lucrative visa, would be a better fit before the permit expires.
How should you read old articles about the golden visa?
Many guides, agent brochures and videos were written before April 2025 and still describe the programme as open. Check the date of every source and look for the mention of Organic Law 1/2025. If a seller or agent offers a home as a way to obtain residence, ask for the legal basis in writing and then ask your own lawyer, because a residence promise that is no longer valid cannot be repaired after you buy.
Why does this matter for a normal buyer?
For a buyer who wants a holiday home or a place to retire, the change affects the way you plan your time, not the purchase itself. You can own the home, but you can spend up to 90 days in any 180-day period there unless you hold a residence permit. If you plan to stay longer, choose and prepare the residence route at the same time as the purchase, and keep the dates of the visa application and the deed in mind. Our buying guide shows the timeline for the purchase.
How long do property buyers spend in Spain without a visa?
For most non-EU buyers, a stay is limited to 90 days in any rolling 180-day period, counted together with days spent in other Schengen countries. If you spend two months in Spain in summer and a month in winter, you are already at the limit. Plan your trips with a day counter, and check the current border and entry rules on your government’s travel advice page before each trip, because the systems for recording entries and exits are changing.
Frequently asked questions
Is the Spanish golden visa still available?
No. New real estate golden visa applications ended on 3 April 2025.
I bought a home for €500,000. Can I still get residence?
Not through the golden visa, if you had not applied before 3 April 2025. Ask a lawyer about the other residence routes.
Can existing golden visa holders renew?
Published guidance says renewal may be possible if the holder still meets the original conditions, assessed case by case.
Can I still buy property in Spain as a non-EU citizen?
Yes. Ownership is not restricted by nationality, but it no longer gives you residence.
What are the alternatives to the golden visa?
The non-lucrative visa, the digital nomad visa, the highly qualified professional permit and the entrepreneur route, among others.
Sources
Official sources (check these for the current rule):
- Organic Law 1/2025 (BOE, consolidated text)
- Spanish Ministry of Foreign Affairs: consular services
- GOV.UK: Spain entry requirements
Also cross-checked against published guides, because practice varies between notaries, registries and banks:
- Pellicer Heredia: golden visa Spain 2026
- Reuters via Internazionale: Spain’s 100% non-EU property tax stalls in Congress
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.
