Presta Estate
NIE Number in Spain — Complete Guide for Foreign Property Buyers (2025)
The NIE number is one of the very first things every foreigner needs when planning to buy property, obtain a mortgage, or carry out any official procedure in Spain.
Although it may seem like a simple document, the NIE plays a crucial role in taxes, banking, and the legal buying process.
Although it may seem like a simple document, the NIE plays a crucial role in taxes, banking, and the legal buying process.
1
Introduction
Many buyers are surprised to learn that:
- You cannot buy property in Spain without an NIE.
- Banks may require a specific type of NIE depending on their internal policies.
- There are three different institutions that issue the NIE — and each one works differently.
- The process may take from 1 day to 3 months, depending on where you apply.
2
What Is the NIE Number in Spain?
NIE stands for Número de Identificación de Extranjero — “Foreigner Identification Number”.
It is a unique personal number issued to foreigners who:
The NIE is also your Spanish tax identification number.
You need it to:
It is a unique personal number issued to foreigners who:
- Buy property in Spain
- Pay taxes
- Open a bank account
- Apply for a mortgage
- Sign official contracts
- Carry out legal or administrative actions
The NIE is also your Spanish tax identification number.
You need it to:
- Pay property transfer tax (ITP)
- Pay VAT (IVA) for new builds
- Pay annual taxes (IBI, non-resident income tax)
- Declare rental income
- Pay notary and registry fees
NIE Is NOT Residency. Many foreigners misunderstand this: an NIE number does NOT give you residency, the right to live in Spain, or immigration status.It is only an identification/tax number.
1818 Magazine by Stephanie Toole
3
Why the NIE Matters When Buying Property in Spain
Buying a property in Spain without an NIE is impossible, because:
1. The Notary Requires Your NIE to Sign the Deed
At the moment of purchase (escritura), the notary must include your NIE in the title deed.
If you don’t have it, the purchase cannot take place.
2. You Must Pay Taxes After the Purchase
Property tax must be paid within 30 days after signing.
Without an NIE, you cannot pay:
Every bank has internal compliance rules:
4. It Is Needed for Annual Obligations
After you buy, you need the NIE for:
At the moment of purchase (escritura), the notary must include your NIE in the title deed.
If you don’t have it, the purchase cannot take place.
2. You Must Pay Taxes After the Purchase
Property tax must be paid within 30 days after signing.
Without an NIE, you cannot pay:
- ITP (Impuesto de Transmisiones Patrimoniales)
- AJD (Actos Jurídicos Documentados)
- IVA (for new properties)
Every bank has internal compliance rules:
- Some accept temporary NIE.
- Some require permanent NIE.
- Some require tax-office-issued NIE.
- Some require police-issued NIE.
4. It Is Needed for Annual Obligations
After you buy, you need the NIE for:
- IBI payments
- Non-resident tax returns
- Utility contracts
- Home insurance
- Bank account formalization
4
How to Get the NIE Number in Spain (All 3 Methods)
There are three different institutions that issue an NIE number:
- Spanish National Police
- Spanish Notary (via a special service)
- Spanish Tax Office (Agencia Tributaria)
1. NIE from the National Police (Standard Method)
This is the most traditional method.
Where: Foreigners’ Office (Oficina de Extranjería) or National Police Stations
Timeline: 1–3 months (depending on city)
Documents:
- EX-15 form
- Passport
- Justification (e.g., property purchase)
- Fee form Modelo 790 (9–12€)
- Universal and accepted by all institutions
- Appointments are often difficult to obtain
- Long waiting times
- May require a translator
2. NIE at a Notary (Fast, for Property Buyers)A notary can issue a special type of NIE.
Timeline: 1–5 days
Documents: Passport only
Who uses this: Foreigners who visit Spain for purchase formalities
Advantages:
3. NIE Issued by the Tax Office (NIF of Non-Residents)
The Spanish Tax Agency can issue a tax-only NIE/NIF.
Timeline: Same day or 24–72 hours
Purpose:
Timeline: 1–5 days
Documents: Passport only
Who uses this: Foreigners who visit Spain for purchase formalities
Advantages:
- Extremely fast
- No appointment at police
- Accepted for property purchases
- Some banks do NOT accept this type
- Limited to specific situations (mainly buying property)
- Expensive
3. NIE Issued by the Tax Office (NIF of Non-Residents)
The Spanish Tax Agency can issue a tax-only NIE/NIF.
Timeline: Same day or 24–72 hours
Purpose:
- Paying taxes
- Receiving payments from Spain
- Completing official tax declarations
- Very fast
- Perfect for urgent transactions
- Some banks will NOT accept this for mortgage applications
5
NIE Requirements for Mortgages (Important!)
Many foreign buyers do not realize that the type of NIE they obtain may affect their mortgage process. In Spain, every financial institution must follow strict compliance and anti–money-laundering rules, and part of this verification includes confirming your identification number.
Not all NIEs are identical in the eyes of every bank. Some institutions request an NIE issued by a specific authority, others require additional verification, and some accept temporary versions while others do not. These differences are not public rules but internal compliance policies, which vary from bank to bank and can change over time.
What This Means for Mortgage Applicants
Why Professional Guidance Is Essential
Because the timeline for obtaining the NIE can vary from one day to several months, and because each lender has different internal requirements, it is extremely important to coordinate your NIE strategy with your mortgage or property-buying plan.
For this reason, we strongly recommend discussing your case with a mortgage or real-estate specialist before choosing how to obtain your NIE. This simple step helps avoid delays, unnecessary appointments, and potential complications with your loan or the purchase at the notary.
- A bank may accept one type of NIE but request a different version from another client.
- Some NIEs can be obtained in 1–5 days, while others may take several months.
- Applying for the “wrong” NIE type for your situation can delay your mortgage approval or even your purchase date.
Why Professional Guidance Is Essential
Because the timeline for obtaining the NIE can vary from one day to several months, and because each lender has different internal requirements, it is extremely important to coordinate your NIE strategy with your mortgage or property-buying plan.
For this reason, we strongly recommend discussing your case with a mortgage or real-estate specialist before choosing how to obtain your NIE. This simple step helps avoid delays, unnecessary appointments, and potential complications with your loan or the purchase at the notary.
What This Means for Mortgage Applicants
Why Professional Guidance Is Essential
Because the timeline for obtaining the NIE can vary from one day to several months, and because each lender has different internal requirements, it is extremely important to coordinate your NIE strategy with your mortgage or property-buying plan.
For this reason, we strongly recommend discussing your case with a mortgage or real-estate specialist before choosing how to obtain your NIE. This simple step helps avoid delays, unnecessary appointments, and potential complications with your loan or the purchase at the notary.
- A bank may accept one type of NIE but request a different version from another client.
- Some NIEs can be obtained in 1–5 days, while others may take several months.
- Applying for the “wrong” NIE type for your situation can delay your mortgage approval or even your purchase date.
Why Professional Guidance Is Essential
Because the timeline for obtaining the NIE can vary from one day to several months, and because each lender has different internal requirements, it is extremely important to coordinate your NIE strategy with your mortgage or property-buying plan.
For this reason, we strongly recommend discussing your case with a mortgage or real-estate specialist before choosing how to obtain your NIE. This simple step helps avoid delays, unnecessary appointments, and potential complications with your loan or the purchase at the notary.
6
Step-by-Step: How to Get the NIE for Buying Property
Step 1: Consult a Mortgage/Real Estate Specialist
We review:
Based on your case:
Usually:
You will receive a paper with your number.
This is enough for banks and notaries.
We review:
- Which bank you will use
- Which NIE type is accepted
- Your timeline
- Whether you must come to Spain to obtain it
Based on your case:
- Police
- Notary
- Tax Office
Usually:
- Passport
- Application form (EX-15)
- Justification (reservation contract, purchase intention)
- Fee payment
You will receive a paper with your number.
This is enough for banks and notaries.
7
Common Mistakes When Getting the NIE (And How to Avoid Them)
- Getting the wrong type of NIE for your bank
- Assuming the NIE takes only 1 day
- Applying too late
- Thinking NIE = Residence
- Not preparing documents correctly
- Missing your police appointment
- Using an expired passport
- Not coordinating NIE with mortgage timeline
Costs, Fees, and Timeline
NIE from Police
- Cost: 9–12€
- Timeline: 1–3 months
- Appointment required: Yes
- Cost: 100–200€ (varies by notary)
- Timeline: 1–5 days
- Appointment: Yes, easy
- Cost: Free
- Timeline: Same day to 3 days
- Appointment: Usually yes
8
Real Examples / Case Studies
Case 1: Buyer from Poland – Urgent Purchase
The client found a perfect apartment in Barcelona but needed to sign within two months.
At first, he applied for the NIE through the Spanish Embassy in Poland, but the appointment and resolution were scheduled for three months later — too late for the purchase deadline.
We arranged a police-issued NIE through a power of attorney and obtained it within two weeks.
Thanks to this, the buyer completed the purchase on time and without delays.
Case 2: Non-Resident Buyer from Georgia
A buyer from Georgia was preparing to apply for a mortgage. The bank handling the operation did not require a police-issued NIE, which allowed us to simplify the process significantly.
While preparing the mortgage documentation, we arranged the appropriate NIE/NIF for him directly through the tax authorities. The procedure was fast, straightforward, and completely free of charge.
The client did not have to worry about appointments, paperwork, or processing times — he simply received his NIE/NIF already prepared and ready to use for the mortgage and the purchase.
Case 3: Married Couple Buying a Holiday Home – Last-Minute NIE
A married couple decided to buy a holiday home and initially planned for only one spouse to appear as the property owner. One day before signing the deed, they changed their minds and decided that both should be listed as owners.
Since one spouse still did not have an NIE, we coordinated the process with the notary, who was able to issue the necessary NIE number on the same day.
Thanks to this last-minute solution, the couple successfully completed the purchase without any delays and became co-owners of their vacation property.
The client found a perfect apartment in Barcelona but needed to sign within two months.
At first, he applied for the NIE through the Spanish Embassy in Poland, but the appointment and resolution were scheduled for three months later — too late for the purchase deadline.
We arranged a police-issued NIE through a power of attorney and obtained it within two weeks.
Thanks to this, the buyer completed the purchase on time and without delays.
Case 2: Non-Resident Buyer from Georgia
A buyer from Georgia was preparing to apply for a mortgage. The bank handling the operation did not require a police-issued NIE, which allowed us to simplify the process significantly.
While preparing the mortgage documentation, we arranged the appropriate NIE/NIF for him directly through the tax authorities. The procedure was fast, straightforward, and completely free of charge.
The client did not have to worry about appointments, paperwork, or processing times — he simply received his NIE/NIF already prepared and ready to use for the mortgage and the purchase.
Case 3: Married Couple Buying a Holiday Home – Last-Minute NIE
A married couple decided to buy a holiday home and initially planned for only one spouse to appear as the property owner. One day before signing the deed, they changed their minds and decided that both should be listed as owners.
Since one spouse still did not have an NIE, we coordinated the process with the notary, who was able to issue the necessary NIE number on the same day.
Thanks to this last-minute solution, the couple successfully completed the purchase without any delays and became co-owners of their vacation property.
9
Frequently Asked Questions
Can I buy property in Spain without an NIE?
No. The notary cannot proceed without an NIE number.
Does NIE give me residency in Spain?
No. It is only an identification/tax number.
Is the NIE permanent?
No. Only the NIE issued by the Spanish Police or a Spanish consulate abroad is permanent.
Do I need to be in Spain to get the NIE?
Not always. It can be done via power of attorney.
Can I get the NIE on the same day?
Only at the tax office or occasionally via notary — not via police.
Which type of NIE do banks accept?
Each bank has its own rules. Ask your mortgage broker first.
If my NIE is issued by the tax office, can I sign the purchase?
Some notaries accept it, others do not. Always check before applying.
How long does a police NIE take?
From 2 weeks to 3 months, depending on the city and country.
Can I apply for the NIE in my home country?
Yes, through the Spanish consulate — but processing times vary.
Can the notary issue the NIE for me?
Yes, if it is related to a property purchase.
10
Conclusion
The NIE number may seem like a simple document, but it is one of the most important steps in the Spanish property-buying process.
Choosing the right type of NIE and obtaining it at the right moment can save you weeks — and prevent problems with banks, taxes, or the notary.
If you are planning to buy property or obtain a mortgage in Spain, we strongly recommend discussing your situation with a specialist.
Contact Presta Estate for personalized guidance, mortgage assistance, and full support with your property purchase in Spain.
Choosing the right type of NIE and obtaining it at the right moment can save you weeks — and prevent problems with banks, taxes, or the notary.
If you are planning to buy property or obtain a mortgage in Spain, we strongly recommend discussing your situation with a specialist.
Contact Presta Estate for personalized guidance, mortgage assistance, and full support with your property purchase in Spain.
NOVEMBER, 17 / 2025
Written by Evgeny Shkaraburov
Licensed mortgage broker (Banco de España registration) and property buyer's agent in Spain
Presta Estate
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