Summary: The Spanish Golden Visa grants residency to non-EU investors who purchase property worth a minimum of 500,000 euros free of mortgages. The permit covers the investor, spouse, dependent children and dependent parents. It allows free movement across the Schengen Area and does not require physical residence in Spain to maintain validity. Over 14,000 investors and families have obtained Spanish residency through this programme since its launch in 2013.
What Is the Spanish Golden Visa?
Introduced in 2013 under Law 14/2013, the Spanish Investor Visa programme was designed to attract foreign capital to the Spanish economy. The real estate route is by far the most popular, accounting for approximately 90 % of all Golden Visa applications. The programme has proven particularly attractive to investors from Latin America, the United States, the Middle East and China.
Investment Requirements
- Minimum investment: 500,000 euros in Spanish real estate, free of mortgage or other charges.
- The investment may be spread across multiple properties, provided the combined unencumbered value reaches the threshold.
- All property types qualify: residential, commercial, industrial or land.
- The property must be registered in the name of the investor applicant.
Key Benefits
- Family reunification: spouse, minor children, adult economically-dependent children and dependent parents are all included in the application.
- Schengen freedom of movement: unrestricted access to all 26 Schengen countries.
- No minimum stay requirement: there is no obligation to reside in Spain to maintain or renew the Golden Visa.
- Pathway to permanent residency and citizenship: after 5 years of continuous legal residence, permanent residency may be obtained. After 10 years, Spanish citizenship can be applied for.
- Access to the Spanish healthcare and education system for all family members included in the application.
Application Process
- Step 1 — Complete the property purchase: the purchase deed must be registered at the Land Registry.
- Step 2 — Investor visa application: submitted at the Spanish consulate in your country of residence, along with the registered deed, Land Registry certificate and supporting documentation.
- Step 3 — Entry into Spain and residency permit: once in Spain, apply for the Investor Residency Card at the Immigration Office.
- Step 4 — Renewal: the initial authorisation is granted for 2 years and can be renewed for 5-year periods provided the investment is maintained.
The standard processing time for the initial visa is 20 business days, though in practice timelines of 30–45 days are common during periods of high demand.
Most Popular Locations for Golden Visa Investors
The most sought-after areas for Golden Visa real estate investment are:
- Marbella and Benahavis (Costa del Sol): the highest concentration of properties above the 500,000-euro threshold in Spain, combined with an established luxury market and strong rental demand.
- Madrid: Salamanca and Chamberi districts, as well as gated communities in the northwest (La Moraleja, Pozuelo).
- Barcelona: Pedralbes, Sarria and properties along Passeig de Gracia.
- Mallorca: the island has seen strong demand from US and Northern European Golden Visa applicants.
Tax Implications
Obtaining the Golden Visa does not automatically make you a Spanish tax resident. Spanish tax residency is triggered by spending more than 183 days per year in Spain. Many Golden Visa holders choose to maintain their tax residency in their home country, paying Spanish Non-Resident Income Tax (IRNR) only on income generated from Spanish sources.
Frequently Asked Questions
Is the Spanish Golden Visa still available in 2026?
Yes. As of publication, the Spanish Golden Visa programme for real estate investors remains in force. While there have been political discussions about potential reform, no legislative changes to the 500,000-euro threshold have been enacted.
Can I split the 500,000 euros across multiple properties?
Yes. The law permits the investment to be distributed across several properties, provided the combined unencumbered value meets or exceeds the minimum threshold. Each property must be registered in the name of the investor.
Does the Golden Visa allow me to work in Spain?
Yes. Golden Visa holders are authorised to work in Spain, whether as an employee or self-employed, from the moment the residency permit is granted.
What happens if I sell the property?
Selling the qualifying property while the Golden Visa is active would place the continued validity of the residency permit at risk if the sale price is not reinvested in qualifying Spanish real estate. Legal advice is essential before proceeding with any sale of the qualifying asset.
Interested in the Spanish Golden Visa? Our advisors specialise in guiding international investors through the entire process, from property selection to residency permit. Request a personalised consultation.
