For over a decade, one of the most popular pathways for non-EU citizens looking to relocate to Spain was the so-called "Golden Visa." By investing a minimum of €500,000 in Spanish real estate, buyers could secure a residency permit that allowed them and their families to live, work, and travel freely within the Schengen Area. It was a primary driver for luxury property purchases across the Costa del Sol, Madrid, and Barcelona.
However, the legal landscape has changed dramatically. If you are planning to purchase a property in Spain with the expectation that it will grant you residency, it is critical to understand the current laws. This article explains the abolition of the real estate Golden Visa, what happens to existing visa holders, and the alternative residency pathways that remain open in 2026.
Disclaimer: The information provided in this article is for general informational purposes only and does not constitute legal or professional immigration advice. Immigration policies and requirements change frequently. Always consult a qualified Spanish immigration lawyer (abogado de extranjería) before making financial or relocation plans.
The end of the €500,000 real estate Golden Visa
The real estate pathway to the Spanish Golden Visa is officially gone. On April 3, 2025, the Spanish government enacted Ley Orgánica 1/2025, which formally eliminated the option to obtain residency through the purchase of real estate (the €500,000 investment threshold). This law brought an end to the program originally introduced under the 2013 Entrepreneur Act (Ley 14/2013).
Consequently, buying property in Spain — regardless of the purchase price, whether it is €500,000, €1 million, or more — no longer grants residency rights. Lenders and brokers must ensure clients are fully aware of this change: buying a home and securing a mortgage are purely financial transactions and do not impact your legal right to reside in Spain permanently.
What happens to existing Golden Visa holders?
If you secured your Spanish Golden Visa before the law changed on April 3, 2025, the new legislation does not apply retroactively. According to the transitional provisions of Ley Orgánica 1/2025:
- Acquired Rights: Investors who already held a valid Golden Visa (either the 1-year consulate visa or the 3-year residency permit) maintain their residency status.
- Renewals: Existing holders can continue to renew their permits under the original rules, provided they maintain the €500,000 investment in property without liens.
- Applications in Process: Applications that were formally submitted to the Spanish authorities (UGE-CE) prior to the April 2025 deadline are processed under the old framework.
Alternative residency pathways in Spain for 2026
While buying a house no longer grants residency, non-EU nationals who wish to live in Spain have several other visa options. The most common pathways include:
1. Digital Nomad Visa (DNV)
Introduced under the Startup Act, this visa is designed for remote workers, freelancers, and employees of foreign companies. To qualify, you must demonstrate a stable monthly income (usually tied to the Spanish Minimum Wage, IPREM) and prove that you have been working remotely for at least one year. This visa allows you to live in Spain while working for employers outside the country.
2. Non-Lucrative Visa (NLV)
Ideal for retirees or individuals with passive income (such as investments, pensions, or rental returns). You must prove that you have sufficient financial resources to live in Spain without working locally. The minimum required funds are calculated annually based on the IPREM index. This visa requires you to spend at least 183 days a year in Spain, which automatically makes you a Spanish tax resident.
3. Entrepreneur Visa
If you plan to launch a business in Spain that is innovative, creates local employment, or provides significant economic value, you can apply for the Entrepreneur Visa. The business plan must be pre-approved by the Spanish Ministry of Economic Affairs.
For any of these pathways, you should consult an immigration lawyer to review your specific documentation, income proofs, and family dependencies.
Buying property without residency: Perfectly normal
It is important to emphasize that non-residents have a full legal right to buy property in Spain. Thousands of foreign buyers purchase holiday homes on the Costa del Sol, in Málaga, or Marbella every year without ever having or needing Spanish residency. They visit Spain for holidays (under the standard 90/180-day tourist rule for non-EU citizens) and pay their taxes as non-residents.
If you are buying a holiday home and do not plan to live here full-time, you will fall under our non-resident mortgage guide. If you do secure residency through one of the alternative visas (like the Digital Nomad or Non-Lucrative Visa) and transition to living in Spain permanently, you may qualify for resident terms (up to 80% LTV). You can read about those conditions in our foreign resident mortgage guide.
Our service focuses on securing the financing you need to purchase your property, matching your profile with lenders that understand international income structures, regardless of your residency plans.
Can I still get Spanish residency by buying a property?
No. As of April 3, 2025, the real estate investment pathway (the €500,000 Golden Visa) was completely abolished by Ley Orgánica 1/2025. Buying property of any value in Spain no longer grants residency rights. To live in Spain, you must qualify under other active visas, such as the Digital Nomad Visa or the Non-Lucrative Visa.
What happened to Golden Visa applications submitted before April 2025?
Under the transitional rules of the new law, applications that were officially submitted before the law took effect on April 3, 2025, are processed under the old regulations. Investors who already held a Golden Visa maintain their acquired rights and can renew their residency permits as long as they keep the €500,000 property investment intact.
