Summary: Since Brexit, British nationals are treated as non-EU third-country nationals in Spain. This brings the 90-day Schengen rule (90 days in any 180-day period without a visa) and a higher non-resident tax rate. But the right to buy property is unaffected, and the British remain the largest single group of foreign buyers in Spain — even if their market share has fallen to a record low. One key change the headlines miss: the Golden Visa investment route was abolished in April 2025, so the residency options today are the Non-Lucrative Visa and the Digital Nomad Visa.
Can British Citizens Still Buy Property in Spain After Brexit?
Yes. Brexit has not changed the right of British nationals to buy property in Spain — ownership rights are not tied to EU membership, and a UK buyer purchases with exactly the same rights as a German or Dutch one. What changes is everything around the purchase: how long you can stay, how you are taxed as a non-resident, and the administrative formalities.
In market terms, the British remain the largest single nationality among foreign buyers, with around 8.6% of all foreign purchases in 2024 — but that is the lowest share on record, down from a peak of nearly 22% a decade ago. British buyers acquired roughly 12,000 Spanish homes in 2024 (Land Registrars) and paid an average of about €2,271 per square metre, a reminder that the Britons still active tend to buy mid- to upper-range second homes. The decline began after the 2016 referendum and has continued: by early 2026, notary data put the British share at around 6.8%, and among non-residents specifically, Britons slipped to third place in the second half of 2025, behind Dutch and German buyers. Murcia and Andalusia remain their favourite regions, alongside the Costa Blanca and Costa del Sol.
The 90-Day Rule in Practice
Since 1 January 2021, British nationals can spend a maximum of 90 days in any rolling 180-day period in the Schengen Area without a visa. The limit applies across all Schengen countries collectively, not just Spain, and the days can be split across trips or used consecutively — but the 90-day ceiling in any 180-day window is firm.
For the many British owners who used to spend three or four winter months at their Spanish home, this is the single biggest practical constraint of Brexit. The two realistic solutions are:
- Splitting time between Spain and non-Schengen destinations (the UK itself, Turkey, Morocco) to stay within the limit.
- Obtaining a Spanish residency permit, which removes the 90-day cap entirely.
Residency Options for British Owners in 2026
An important correction to outdated guidance: the Golden Visa — the route that granted residency for a €500,000 property purchase — was abolished on 3 April 2025 under Organic Law 1/2025. It is no longer an option for new applicants, and buying property no longer grants residency. (Holders who obtained it before that date keep it; see our guide to the abolition of the Spanish Golden Visa.) The two routes that matter for British buyers today are:
Non-Lucrative Visa (NLV)
The most popular route for British retirees and the financially independent. It requires proof of sufficient passive income or savings — 400% of the IPREM, around €28,800 per year for the main applicant plus roughly €7,200 per dependent — full private health insurance, and a clean criminal record. The NLV does not allow you to work in Spain but grants unlimited residence, and is applied for at the Spanish consulate in the UK. The important consequence is fiscal: it carries an expectation of living in Spain more than 183 days a year, which makes you a Spanish tax resident, taxed on worldwide income.
Digital Nomad Visa
Introduced in 2023, this visa suits British professionals working remotely for non-Spanish companies. It requires proof of employment or contracts with companies outside Spain, is valid initially for one year (renewable up to five), and is particularly relevant for younger UK buyers in technology, finance or creative work who want to base themselves in Spain without giving up foreign income.
Tax Implications Post-Brexit
This is where Brexit bites hardest for the non-resident British owner:
- Higher non-resident income tax: British non-residents are now taxed at 24% on Spanish-source income (the non-EU rate), versus the 19% that applies to EU/EEA residents.
- No deduction of expenses: this is the change most buyers underestimate. As non-EU residents, Britons can no longer deduct rental-related costs (mortgage interest, maintenance, community fees, agency fees) from their rental income before tax — a deduction EU/EEA residents still enjoy. Combined with the higher rate, the effective tax on rental income can rise materially.
- Imputed income on a vacant home: if the property is not rented, a deemed income (1.1–2% of the cadastral value) is taxed at 24%.
- The UK–Spain double-taxation treaty (in force since 2014) remains fully active post-Brexit, preventing double taxation on most income and capital gains.
What About British Residents Already Living in Spain?
British nationals who were legally resident in Spain before the end of the transition period are protected by the Withdrawal Agreement: their residency rights and much of their pre-Brexit status are preserved, and they hold a specific residence document (TIE) confirming it. This guide focuses on the new buyer; established residents should take individual advice, as their position differs from that of a fresh non-resident purchaser.
Mortgages for British Buyers
Spanish banks continue to lend to British nationals, but on the more conservative terms applied to non-EU buyers: typically 60–65% of the appraised value (versus 70% or more pre-Brexit), with terms of 20–25 years. Rates are broadly comparable to those offered to other non-residents. Some UK-based specialist brokers also arrange euro-denominated Spanish mortgages, which can simplify the process for buyers who prefer to deal in English and in their home market.
Practical Considerations for British Buyers in 2026
- Bank account: opening a Spanish account is more document-heavy for UK residents post-Brexit, but entirely achievable with a passport, NIE and proof of address.
- Currency risk: transferring funds from the UK carries no specific restriction, but the GBP/EUR exchange rate is a material variable when budgeting — a swing of a few percent on a property purchase is a meaningful sum, and many buyers use forward contracts to fix the rate.
- Plan residency early: the buyers who adapt best treat the residency question as part of the purchase decision, not an afterthought — deciding upfront whether they will stay within the 90-day limit or apply for an NLV.
Frequently Asked Questions
Is the Golden Visa still an option for British investors?
No. The Golden Visa was abolished on 3 April 2025. Buying property — at any value — no longer grants residency. British buyers who want to live in Spain now use the Non-Lucrative Visa or the Digital Nomad Visa.
Can British nationals work in Spain after Brexit?
Not on a visitor basis. Working requires a permit or a visa that includes work authorisation (such as the Digital Nomad Visa). The Non-Lucrative Visa expressly excludes the right to work in Spain.
Will I pay more tax as a British owner than before Brexit?
If you are a non-resident owner, yes. The non-resident income tax rate is 24% rather than 19%, and — crucially — you can no longer deduct rental-related expenses, which EU/EEA residents still can. Both changes raise the effective cost of letting a Spanish property.
Can I get a mortgage in Spain as a British non-resident?
Yes. Spanish banks lend to British nationals on non-EU terms: typically 60–65% of the appraised value, over 20–25 years. A binding offer before exchanging contracts is strongly advised.
Is it still worth buying in Spain as a British national?
For most British buyers, the climate, lifestyle and value still outweigh the post-Brexit adjustments. The key is to plan the residency and tax aspects proactively — see our complete guide to buying property in Spain as a foreigner for the full process.
Planning a Spanish property purchase as a UK national? Our advisors have guided many British clients through the post-Brexit purchase and residency process. Speak with a specialist.
Main sources:
- Colegio de Registradores de España — Registral Property Statistics 2024–2025
- BOE — Organic Law 1/2025 (abolition of the Golden Visa)
- Agencia Tributaria — Non-Resident Income Tax (IRNR)
This article is for information only and reflects the framework as of 2026. Residency and tax decisions require individual advice from qualified professionals. Assets Golden does not provide legal or tax advice.
