Buying Property in Spain From Across Europe, Without the Cross-Border Friction
For German, French, Dutch, Italian, British, Belgian, Swiss and other European buyers — we handle the cross-border tax, banking and inheritance complexity that comes with buying Spanish real estate from another European jurisdiction.
Why European Buyers Work With Us
For EU citizens, buying in Spain is administratively simpler than for non-EU buyers — but the tax, inheritance and currency layers across multiple jurisdictions remain complex. We coordinate every step from your home country to the Spanish notary.
EU Freedom of Movement Advantage
As an EU citizen, you don’t need a residency visa to buy or live in Spain — registration as an EU resident (TIE) is administrative. We process it in parallel with your acquisition.
Post-Brexit UK Specialists
UK citizens now face the same non-EU rules as Americans for residency. We’ve structured dozens of post-Brexit purchases — covering the 90/180-day Schengen rule, visa pathways, and GBP mortgage stress tests.
Cross-Border Inheritance Planning
EU Regulation 650/2012 lets you choose your home country’s inheritance law. We structure ownership to minimize Spanish IHT and align with your home-country estate plan from day one.
Buying From Berlin, London or Paris Isn’t Buying at Home
Even within the EU, Spanish real estate moves differently than the German Notar process, the French acte authentique, or the UK conveyancing chain. Here’s where the gaps usually appear.
What Trips Up European Buyers
- No equivalent to the German Notar’s neutral title verification — the Spanish notary signs, but doesn’t verify your interests as buyer.
- No UK conveyancer chain — instead, you need a Spanish lawyer to handle due diligence independently.
- French buyers expect a notaire to coordinate — Spanish notaries don’t fill that role.
- Post-Brexit, UK citizens lose EU freedoms — same visa rules now apply as for US buyers.
- Spanish ITP/IVA, plusvalía and notary fees stack differently than home-country closing costs.
- Inheritance and matrimonial property regimes can clash between Spanish law and your home country.
How We Close the Gap
- Independent Spanish legal due diligence — title, charges, planning, debts, license review.
- Buyer-side representation at the notary, fully in English (or coordinated with your home-country adviser).
- EU resident registration (TIE) processed alongside the acquisition for non-Spanish EU citizens.
- For UK buyers: full visa pathway analysis (Non-Lucrative, Digital Nomad, Investor routes).
- Cross-border tax coordination with your home-country accountant.
- Estate planning structuring using EU Regulation 650/2012 to choose applicable inheritance law.
The Three Layers That Matter Most for European Buyers
Taxation
Double Tax Treaties & Non-Resident Tax
Spain has active double-taxation treaties with every EU member state and the UK. Rental income from Spanish property is taxed in Spain via Modelo 210 at 19% for EU/EEA residents (24% for UK post-Brexit and other non-EU).
Wealth tax (Impuesto sobre el Patrimonio) applies in most regions for net assets above €700K — we structure ownership to optimize this where possible.
German, French, Dutch and Italian buyers also face home-country reporting obligations (e.g. German Anlage AUS, French déclaration de revenus étrangers). We coordinate with your home accountant.
Banking & Financing
SEPA-Native Mortgages for EU Income
EU citizens with EUR-denominated income access Spanish mortgages on near-resident terms — typically 70–80% LTV at competitive fixed rates, with no currency stress test.
UK borrowers with GBP income are treated as non-resident foreign-currency borrowers, with stricter LTV caps and currency stress tests — similar to American buyers post-Brexit.
SEPA transfers, IBAN setup and online banking are fully cross-border — no friction moving money from your home account to your Spanish account.
Residency & Movement
EU vs. UK: Two Different Realities
EU citizens: free movement, free residency, just register as resident if staying > 3 months. No visa needed.
UK citizens (post-Brexit): 90/180 Schengen rule applies, and any longer stay or residency requires a visa — Non-Lucrative, Digital Nomad, Entrepreneur or family reunification routes.
Swiss citizens: covered by the EU-Swiss agreement on free movement of persons — similar treatment to EU nationals.
From Munich, London or Amsterdam to Spanish Notary, in 5 Steps
Discovery Call
Goals, budget, timeline, your home-country tax position and residency plans.
Cross-Border Setup
NIE/TIE, banking, mortgage pre-approval, coordination with your home advisor.
Sourcing & Visits
Curated on-market and off-market shortlist with full local market intelligence.
Negotiation & Due Diligence
Price negotiation, independent legal review, contract drafting.
Closing & Integration
Notary signing, utilities, insurance, ongoing cross-border admin.
What European Buyers Ask Us Most
As an EU citizen, do I need a visa to buy or live in Spain?
I’m a UK citizen. Has Brexit changed how I buy in Spain?
Can I get a Spanish mortgage with my home-country income?
What about inheritance? My Spanish property in my home-country estate?
How does Spanish wealth tax affect me?
Ready to Move Beyond Browsing
Talk to a Buyer’s Agent Who Speaks Cross-Border.
A free 45-minute discovery call. We map your goals, your home-country tax position, your mortgage path, and your residency strategy — and tell you whether buying in Spain right now actually makes sense for you.