Complete guide to buying property in Spain 2026

This guide explains in detail how citizens of the Czech Republic and Slovakia, as citizens of the European Union, can legally, safely and tax-efficiently purchase property in Spain, whether as a holiday apartment by the sea, an investment apartment for rent or a family home for long-term residence.

Below, we break down step by step the administrative requirements (NIE, bank account, power of attorney), the purchase process itself (reservation contract, contrato de arras, signature at the notary, registration in the registry), mortgage financing options, all significant taxes and fees related to the purchase price and subsequent possession and rental of the property, as well as the difference between property ownership and residence status in Spain.

The guide is based on current data and Spanish legislation valid in 2026 and is adapted to the specific situation of citizens of the Czech Republic and Slovakia as EU citizens.

Spain has long been one of the most attractive destinations for purchasing recreational and investment properties by citizens from all over Europe, including the Czech Republic and Slovakia, Poland, and the UK. The reason for this is mainly the climatic conditions, developed tourist infrastructure, a wide range of apartments and houses in coastal areas, as well as relatively affordable prices compared to many Western European metropolises.

Many buyers are looking for a property as a second home by the sea, combining their own recreation with short-term tourist rental, while others are considering a long-term move and taking advantage of the right to free movement within the European Union.

Citizens of the Czech Republic and Slovakia benefit from the advantages they have as EU citizens in Spain, especially freedom of movement, the ability to easily settle and work, but also from better tax conditions for certain types of income and reduced income tax rates for non-EU residents.

At the same time, however, it is necessary to understand that the Spanish legal and tax system differs in many ways from the Czech and Slovak ones, especially when it comes to the division of competences between the state and autonomous regions.

Many key taxes linked to the purchase of real estate, such as property transfer tax or legal transaction tax, are administered at the level of the autonomous communities and their rates vary significantly by region, from around 6% in Madrid or Navarre to 10-13% for more expensive properties in Catalonia.

This means that choosing a location is not just a matter of lifestyle, but also financial planning. Citizens of the Czech Republic and Slovakia, who are used to a relatively uniform tax regime within their home countries, must also pay attention to regional variations and specific rules when buying in Spain.

Another important aspect is that Spain does not explicitly restrict the ownership rights of foreigners when purchasing residential property. Foreign buyers – including both EU and third-country nationals – have the same ownership rights as Spanish citizens, whether they are buying a property as an investment property for rent or as a permanent residence.

Spanish legislation does not require a minimum investment, does not tie the purchase to obtaining citizenship, and does not require any special government permission for most residential properties.

The fact that the buyer is a resident or non-resident of Spain is reflected mainly in the tax regime and the ability to obtain a mortgage, not in the right itself to buy and own the property.

It is also essential for citizens of the Czech Republic and Slovakia to understand the difference between property ownership and residence status.

In Spain, buying a property does not automatically grant you residency , even under the so-called golden visa regime, which was terminated in 2025 for real estate investments.

However, EU citizens – including Czechs and Slovaks – do not need an investment visa to obtain the right of residence, as their status is regulated by EU law. In practice, this means that a citizen of the Czech Republic or Slovakia can buy real estate in Spain without a residence permit, can use it mainly as a holiday home, and if they decide to stay for a long time, they benefit from the regime of the right of free movement of EU citizens.

However, a successful purchase of property in Spain requires good preparation, and mainly consists of these 4 steps:

1. obtaining a foreign tax identification number (NIE),

2. opening a Spanish bank account,

3. securing legal representation and understanding procedural steps such as the reservation contract, contrato de arras and

4. signing of the public purchase contract before a notary.

Without these steps, the entire process may be associated with risks, such as incomplete control of the legal status of the property, insufficient protection in the event of financing failure, or errors in tax obligations.

Spanish property ownership legislation does not distinguish between domestic and foreign buyers with regard to the very right to acquire and own residential property.

Foreign buyers – including citizens of the US, EU, the UK after Brexit, or other countries – can purchase apartments, houses, land, and other residential properties without restrictions, with the buyer's nationality not being an obstacle.

The difference between an EU citizen and a third-country citizen is more evident in residence regimes and certain tax aspects, rather than in the acquisition of ownership rights itself.

Spanish law imposes roughly the same obligations on all buyers regarding registering the property in the cadastre (Registro de la Propiedad), paying local property tax (IBI), and complying with building and local regulations.

From a practical point of view, equality of ownership rights means that a citizen of the Czech Republic or Slovakia becomes a full owner after purchasing a property. You can use, rent, and renovate the property in accordance with regulations. You can also donate or sell it without being restricted due to your nationality.

When renting a property, local regulations for short-term tourist rentals are important, which may vary by city or region (e.g., regulations for tourist licenses in Barcelona or the Balearic Islands).