Investment approach
NIE: the first document you need before any property deal in Spain
An NIE (Número de Identidad de Extranjero) is required for any property transaction in Spain. Apply for it early, not at the last minute.
The NIE (Número de Identidad de Extranjero) is a foreign national's personal identification number. Without it you cannot be a party to a property transaction, open a Spanish bank account or pay Spanish taxes. It is not a residence permit or a work permit but a tax and administrative identifier that every transaction requires. Get it at the very start, before you sign the arras (the deposit contract).
Where and how to get one
You apply in person at an Oficina de Extranjería (foreigners' office) or at a police station in Spain, through a legal representative at the same offices, or at a Spanish consulate abroad.
You will need the completed EX-15 application form, your passport (original and a copy) and proof that you have paid the fee on Modelo 790, código 012. The fee is €9.84. It was set by Orden PJC/617/2025, in force since 16 June 2025, and the police website lists the same amount in September 2026. The official procedure is set out on the Spanish National Police website.
Timescales and appointments
Under the regulations, the application should be decided within five days of being registered. In practice the bottleneck is getting an in-person appointment in the first place: in some provinces people wait weeks for one.
As of September 2026 there is no fully remote way to obtain a first NIE without appearing in person. The options are to go yourself, act through a representative or apply at a consulate.
What this means for the deal timeline
The NIE is not a formality you can leave until completion day. Without the number the notary will not sign off the deed, so you need it in advance, before the arras is signed. Plan the consulate visit or the Oficina de Extranjería appointment right at the start, alongside the property search.
Questions and answers
Can I get an NIE remotely, through someone acting for me in Spain?
Yes. A legal representative holding a power of attorney can submit the application at a police station in Spain. This is often quicker than waiting for a consulate appointment abroad, but the power of attorney has to be arranged beforehand.
Does every co-owner of the property need an NIE, or just one buyer?
Every co-owner. Each co-owner named in the deed of sale must have their own NIE; otherwise they cannot appear as a party to the transaction in the Land Registry.