Property News from Spain

Demand for luxury residences in Spain is growing fast, especially among foreign buyers. Fortunately, supply is keeping up with this demand: At any one time, tens of thousands of top-budget homes are for sale nationwide. And the high-end property market is expected to continue to expand throughout 2025, even now the 'golden visa' scheme has ended. Buyers from outside the European Union (EU) can no longer acquire automatic residence by spending half a million euros or more on a property, but this has not, apparently, put investors off. Top-of-the-range villas and élite apartments remain highly sought-after, according to industry experts.

The majority of buyers of luxury Spanish homes are from Germany and France, and from the UK and Russia, with growing interest from the USA and countries in Latin America and the Middle East.

Exclusive properties can be found anywhere in Spain, but availability is greater in specific areas, as we'll show you here.

What Spain's luxury housing market can offer

Luxury property does not necessarily mean the most expensive. In fact, one reason Spain is so popular with high net-worth buyers is that their money goes further. Whilst a sum in the low millions might get you a small or medium-sized modern flat in many global cities, such as London, New York, or Dubai, it would be enough for a spacious villa with a garden and private swimming pool in most of Spain.

In price terms, Spain's property market considers 'luxury' to be over €1 million, and 'super-luxury' to be over €3m. Compared with many other countries, these figures are really quite low for what they will actually buy you.

Estate agencies say top-budget buyers typically look for uniqueness, quality, energy efficiency, and attractive surroundings. High-demand features include 'Smart home' technology, and private leisure facilities such as an infinity pool, large garden, private beach, cinema room, gym and tennis court.

Privacy and security are frequently a major priority. Often, the wealthiest buyers are instantly-recognisable faces, including global celebrities, for whom Spain has long been a choice destination. Gated urbanisations (residential complexes) with 24-hour patrols, and secluded villas in open countryside, are widely available.

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Modelo 210 is the Spanish tax form used by non-residents to declare income obtained in Spain. It applies to individuals who are not tax residents in Spain but earn Spanish-source income, including income related to property ownership, rentals, or capital gains. These obligations form part of the wider non-resident tax framework in Spain.

For many people, Modelo 210 only becomes relevant after buying property, when ownership itself creates ongoing tax obligations — even if the property is not rented out and generates no actual income.

This guide explains what Modelo 210 is, who must file it, when it applies, how often it must be submitted, and what it implies in practice for non-resident property owners in Spain.

What is Modelo 210?

Modelo 210 is the official form used to declare and pay Non-Resident Income Tax (IRNR – Impuesto sobre la Renta de No Residentes) in Spain. It is administered by Agencia Tributaria (the Spanish Tax Agency) and applies whenever a non-resident receives—or is deemed to receive—income from Spanish sources.

Unlike resident income tax, non-resident income tax is not declared globally. Each source of income is declared separately, which is why a single taxpayer may need to submit more than one Modelo 210 in a year.

For example:

• One form per property
• One form per owner (even for jointly owned property)
• Separate filings for rental income, imputed income, or capital gains

Who needs to file Modelo 210?

You generally need to file Modelo 210 if you are not a Spanish tax resident and you:

• Own property in Spain (even if it is not rented)
• Rent out a Spanish property
• Sell a property in Spain
• Receive other Spanish-source income (such as interest, dividends, pensions, etc.)

This makes Modelo 210 particularly relevant for second-home owners and property investors, even when the property is only used occasionally and does not generate rental income.

When does Modelo 210 apply?

Modelo 210 applies in several common situations where non-residents derive income — or are deemed to derive income — from Spain. The filing frequency, deadlines, and tax treatment depend on how the property is used and what type of income is involved.

Owning a property in Spain (not rented)

If you own a property in Spain and do not rent it out, Spanish tax law assumes a deemed (imputed) income based on the cadastral value of the property, even if no rent is received.

• Declared once per year
• No actual rental income is required
• Filed using Modelo 210

This obligation applies for every year you own the property, regardless of whether you use it personally, leave it empty, or visit only occasionally. It ends only when the property is sold.

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While the headlines often scream about Italy’s "One Euro Homes"—romantic but renovation-heavy money pits—a quieter, more sustainable revolution is happening in Spain. As we settle into 2026, the "Empty Spain" phenomenon has evolved into a structured, government-backed opportunity for expats, digital nomads, and entrepreneurs looking for a high quality of life at a fraction of the cost.

Spain’s rural interiors are no longer just offering cheap ruins; they are offering a funded, supported, and connected new life.

The 'Holapueblo' Effect

The centrepiece of this movement is the Holapueblo platform, now in its sixth edition for 2026. Unlike the viral "free house" schemes that often leave foreigners navigating complex bureaucracy alone, Holapueblo is a sophisticated match-making service supported by heavy hitters like IKEA, Redeia, and AlmaNatura.

The program acts as a bridge, connecting people with entrepreneurial ideas or remote jobs to villages that are desperate for new blood but equipped to host them. These aren't ghost towns; they are functioning municipalities with schools, medical centers, and—crucially—fiber-optic internet.

The platform filters for villages with fewer than 5,000 inhabitants that are actively seeking new residents. In exchange for moving, these towns offer incredibly affordable housing stocks—rentals can be found for as little as €200 to €350 per month—and often provide personalised mentoring to help you set up your business or settle your family.

Beyond the Hype: Real Incentives for 2026

While the "One Euro" scheme is a gamble, Spain’s 2026 rural incentives are about cash-in-hand support and tax breaks. Various autonomous communities have rolled out red carpets to reverse depopulation:

• Extremadura: This region continues to be a favourite for digital nomads, offering grants of up to €15,000 for remote workers who commit to living in towns with fewer than 5,000 people for at least two years.

• Asturias: Famous for its dramatic green landscapes, the Ponga municipality has made headlines for offering direct cash incentives to couples who settle there, with additional bonuses for every child born in the village.

• Galicia: In the northwest, villages like Rubiá have offered monthly stipends to supplement income for new residents, while others offer heavily subsidised rentals to ensure the local school keeps its doors open.

The Lifestyle Upgrade

The primary draw for the "serious expat" is not just the price tag, but the lifestyle arbitrage. In major hubs like Madrid or Barcelona, or even secondary cities like Málaga, rents have soared. In the rural interior, your budget goes significantly further.

For €40,000 to €60,000, it is possible to purchase move-in-ready homes in charming, stone-built villages—properties that would cost ten times that amount in the UK or US. But the real value lies in the "slow living" culture. These villages offer a return to community-centric living, low crime, fresh local produce, and immediate access to nature, all while remaining connected to the global economy via high-speed internet.

Is It Right For You?

This opportunity is best suited for those who bring their own income. The "digital nomad" visa, now firmly established in Spain, pairs perfectly with these rural programs.

However, potential movers should be realistic. "Rural" means rural. You will likely need a car, some command of Spanish is essential for integrating into the community (and navigating town hall paperwork), and the pace of life is significantly slower than in London or New York.

But for those tired of the rat race and priced out of urban centres, Spain’s villages offer something better than a virtually free, crumbling house: they offer a viable, affordable, and beautiful future.

Moving to Spain is an aspiration for many, but it requires careful planning across legal, financial, and practical areas. This guide answers the most frequently asked questions about moving to Spain, helping you understand visas, residency, housing, taxes, healthcare, and everyday life before you relocate.

Whether you are planning a short stay, a long-term move, or a permanent relocation, the questions below reflect what prospective residents most often need to know at the start of their journey.

Legal and residency in Spain

Understanding visa and residency requirements is one of the most important steps when planning a move to Spain. Your nationality, intended length of stay, and whether you plan to work will determine which visa or permit you need.

How long can you stay in Spain without a visa or residency?

If you are from a Schengen visa-exempt country, you can stay in Spain for up to 90 days within any 180-day period without applying for a visa. This applies to tourism, short stays, and non-resident visits.

If you are from a country that requires a visa to enter Spain, you must apply for the appropriate visa before travelling, usually at a Spanish consulate or embassy in your home country.

What types of visas are available for moving to Spain?

Spain offers several visa options depending on your situation, including:

• Non-Lucrative Visa – for individuals who will not work in Spain and can demonstrate sufficient financial means
• Work Visa – for those with a confirmed job offer in Spain
• Student Visa – for people enrolled in recognised educational institutions
• Family Reunification Visa – for immediate family members of legal residents

The Golden Visa, which granted residency through property investment, ended in April 2025 and is no longer available.

For a step-by-step overview of requirements, documents, and timelines, see our guide to applying for a visa in Spain.

What is the difference between a visa and a residency permit in Spain?

A visa allows you to enter Spain and stay for a limited period, while a residency permit allows you to live in Spain long term and access additional rights, such as public healthcare and administrative services.

Understanding this distinction is essential when planning a longer stay or permanent relocation.

What types of residency permits exist in Spain?

Spain offers two main residency categories:

• Temporary residency – for stays longer than 90 days and up to five years, usually linked to work, study, or family reunification
• Permanent residency – available after five years of continuous legal residence, with similar rights to Spanish citizens

Can you get Spanish residency by buying a property?

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Buying a property is one of the biggest moments in many people's lives. In this article, we present you with a detailed guide of the steps you should follow when buying a property in Spain as a foreigner. As we are aware that you may have some queries, we want to offer you the information you need so you are prepared when making this investment. From searching for the ideal property to signing the purchase contract, we provide you with a detailed overview of the entire process.

1. Prepare the required documents

The only compulsory document you will need to purchase a property as a foreigner in Spain is the NIE (Foreigners’ Identity Number). The NIE is needed whether you are from the European Union or outside of the EU, and whether you are a resident or not. You can find out how to obtain your NIE in our article about what is the NIE and how to obtain it. Although it isn't mandatory, we also recommend opening a bank account in Spain. We recommend you start these formalities as soon as possible.

Additionally, if you don’t have a good grasp of Spanish, we advise you to look for a specialist to translate all the documents you will need to check throughout the purchase process.

2. Set your budget

This should be the first step in the process of buying your new home. Setting the budget you have available will help you to search more specifically and successfully. It is about calculating what property you could buy, taking into account your savings, your income and possibilities of accessing finance.

If you can purchase the property in cash, you will need the total cost of the property plus 10% extra to cover the costs of the purchase. If, on the other hand, you need to take out a mortgage, you should have approximately 30% of the value of the property (20% for the deposit and 10% for costs and taxes). Additionally, it is vital that you consider the monthly and yearly costs that you will have to pay as a property owner. Experts recommend that your monthly expenses don’t exceed 35% of your income.

It is important to be realistic with your budget so you can handle the expenses comfortably and avoid taking any unnecessary risks. Once you have established the amount you have available, start searching for your ideal property.

3. Define the property you are searching for

What are the essential characteristics?

Read more at thinkSPAIN.com

Spain’s housing market continues to significantly outperform the rest of Europe, with house prices rising at more than double the euro area average, according to the latest official figures from Eurostat. The data confirms that price pressure in Spain remains strong as demand continues to exceed available supply in many regions.

Eurostat’s latest House Price Index (HPI) shows that Spanish house prices increased by 12.8% year-on-year, compared with an average rise of 5.1% across the euro area. This positions Spain among the fastest-growing housing markets in the European Union and reinforces a trend that has been gaining momentum over recent quarters.

Spain compared with other European markets

While house prices continue to rise across much of Europe, Spain has moved into a notably higher-growth phase. The gap between Spanish price growth and the euro area average highlights how differently Spain’s housing market is behaving compared to many neighbouring countries. In many countries, price increases have stabilised, whereas Spain continues to experience upward pressure due to supply constraints and planning limitations. According to Eurostat data:

• France recorded annual house price growth of around 1.8%, reflecting a largely stabilised market.
• Germany saw prices increase by approximately 2.6%, following a period of correction.
• Italy posted more modest growth of roughly 3.4%, remaining below the EU average.
• Portugal, by contrast, continues to show strong momentum, with prices rising by around 10.3%, though still below Spain’s pace.

What is driving price growth in Spain?

Eurostat data and market analysis point to several structural factors behind Spain’s sharper price increases:

• Limited housing supply and slow new construction, particularly in high-demand coastal and urban areas, an issue that BBVA Research already highlighted in its latest market forecast report.
• Strong employment and population growth, supporting domestic demand.
• Sustained international buyer interest, especially in lifestyle-driven regions.

These dynamics are having a more pronounced effect in Spain than in many neighbouring countries, where supply conditions and demographic pressures are less acute.

Why this matters

With house prices in Spain rising well ahead of the European average, affordability pressures are becoming more pronounced for domestic buyers. At the same time, Spain’s relative price momentum and long-term fundamentals continue to attract international interest.

Read more at thinkSPAIN.com

For the hundreds of thousands of British expats who call Spain home, the "bridge" across the Bay of Biscay is more than just a flight path—it’s a lifeline. Whether it’s a spontaneous trip for a family milestone or a necessary commute for business, the ease of that journey defines the expat experience.

As we move into 2026, a series of major airline expansions and infrastructure shifts are coming together to make that bridge stronger, faster, and more accessible than ever before.

The Great Jet2 Expansion: Gatwick Becomes a Hub for Spain

The biggest headline for the 2026 season is undoubtedly Jet2’s massive investment in London Gatwick. Launching in March 2026, Gatwick will serve as the airline's 14th UK base, bringing a staggering 29 routes to the table. For those living in the Spanish sun, this means 11 different airports will now have direct, high-frequency links to London’s second-busiest hub.

• The Mallorca Advantage: Palma will see up to ten flights per week to Gatwick, making "weekend trips" to the UK a realistic reality for island residents.

• Canary Island Connectivity: Tenerife, Fuerteventura, Gran Canaria, and Lanzarote are all gaining multiple weekly slots, ensuring the islands aren’t left isolated.

• Mainland Access: Key coastal hubs like Alicante and Málaga will benefit from five and four weekly flights respectively, while regional gems like Girona and Reus are also included in the rollout.

Regional Links: Beyond the Major Hubs

While London often gets the most attention, 2026 is also the year of the "regional reach." Airlines are recognizing that many expats don't live near Madrid or Barcelona, and their families in the UK don't all live in London.

• Scotland to the Basque Country: A standout new route from British Airways Cityflyer will connect San Sebastián directly to Glasgow. Running from July to September, this twice-weekly service offers a rare and vital link for those in Northern Spain.

• The North of England: Ryanair is set to launch a new Manchester-to-Castellón route in June, opening up the "Orange Blossom Coast" to the UK's northern powerhouse.

• Luton’s Urban Surge: Wizz Air is pivoting toward city-dwellers, adding flights from London Luton to Seville, Bilbao, Valencia, and the traditional giants of Madrid and Barcelona starting in March.

Digital Borders: The Shift to Biometrics

It isn't just about where you can fly, but how you get through the airport. By April 2026, the EU’s Entry/Exit System (EES) is expected to be fully operational across major Spanish airports like Barajas and Málaga.

While the initial transition has seen some "bedding-in" pains, the end goal is a smoother journey. The system replaces manual passport stamping with a quick biometric scan (facial and fingerprint). Once your data is in the system, future crossings are designed to be significantly faster, reducing the long queues that have occasionally plagued post-Brexit travel.

The "Grace Period" for ETIAS

One potential cloud on the horizon for 2026 was the introduction of the ETIAS (the €7 pre-travel authorization). However, current timelines suggest a "soft launch" in late 2026 with a generous grace period. This means that for the vast majority of your 2026 travels, you can continue to fly using your passport alone, without the need for additional digital permits until at least early 2027.

Conclusion: A Year of Flexibility

With increased competition from low-cost giants and the opening of new bases like Gatwick, the outlook for 2026 is one of choice. More flight days, more regional airports, and the gradual automation of border controls mean that for expats, the distance between their two "homes" is feeling shorter than ever.

According to the Spanish Government, you need precisely €28,800 a year to retire in Spain. If you retire with your partner, you will need €36,000. That means a couple retiring in Spain would need €3,000 a month to live off. Let’s see how we reach these figures and whether it is a requirement for everyone.

How is this amount calculated?

The Spanish government ascertains whether you have enough funds to live in Spain by applying the IPREM (Indicador Público de Renta de Efectos Múltiples) indicator. This indicator establishes the minimum income for an individual per year. However, this is the absolute minimum which is also used to calculate state benefits and amongst other things Visa eligibility.

What is the current IPREM?

The current IPREM value for 2026 is €600 a month. For those who are not EU citizens and wish to apply for a Non-Lucrative visa, this will be the indicator that measures your income eligibility. You will be required to provide proof of income for 400% of the IPREM value which equates to €28,800 a year plus €7,200 (100% IPREM) for each additional family member. Normally,if you are an EU citizen, you will only be required to provide proof of income for 100% of the IPREM value. However, this can change depending on the autonomous region you are living in.

Can you live off 100% IPREM - €7,200 a year (January 2026)?

The short answer is No. As much as it is a basic requirement for EU citizens, all cost-of-living assessments would show that it is not enough to live off. A much better guide would be the requirement for non-EU citizens: 400% IPREM or €2,400 a month per person, but then you will need to add an extra €600 for your partner. This falls much more in line with independent cost-of-living assessments.

What is the average spending of a household in Spain?

As a guideline, the National Institute of Statistics published that in 2024 the average household spent €2,837 on all costs each month (including accommodation). This is not far off the government requirement of €3,000 for a retired couple. However, this does contemplate housing costs. If you are a cash buyer and don’t need to contemplate property payments, you could realistically live on less than €2,100 a month. But it will depend on your spending habits.

Here are some average cost-of-living assessments created by Numbeo the world’s largest real-life cost-of-living database generated with crowdsourced data.

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The Spanish property market is entering a decisive phase of maturity. Following a period of accelerated growth and remarkable resilience throughout 2024 and 2025, the outlook for 2026 is defined by sustained value appreciation, a chronic supply deficit, and a distinctive flight to quality.

For international buyers—whether seeking the ideal lifestyle home or a high-yield asset—2026 offers a landscape of opportunity, provided one navigates the regional variations strategically. As the "frenzy" of the post-pandemic boom settles into a more stable rhythm, the market is shifting from a seller's market to a strategic market, where knowledge and timing are everything.

The 2026 market forecast: Key indicators

While transaction volumes are expected to stabilise after the post-pandemic boom, property prices are forecast to continue their upward trajectory. The consensus among major financial analysts is that the housing deficit—where household creation outpaces construction—will keep prices buoyant throughout 2026.

Here is the data-driven outlook for the year ahead:

• Home prices (YoY Growth): BBVA Research forecasts a rise of 7% in 2026. This growth is driven primarily by the lack of available stock rather than speculative buying. The persistent mismatch between supply (new homes) and demand (new households) ensures strong capital appreciation for owners.
• Sales volume: Activity is expected to stabilise. BBVA Research projects a slight consolidation (-0.3%) compared to 2025 levels, reflecting a market that is normalising after historic highs.
• Interest rates: The market anticipates a stabilising Euribor (12-month), which is forecast to hover near 2.0% - 2.5% as inflation converges with European targets. This reduction from previous highs will improve affordability for mortgage buyers.
• Prime coastal performance: Demand in key expatriate hubs is expected to outperform the national average, with price growth in prime locations projected at +5% to +9%.

The supply reality: Scarcity

Unlike previous cycles driven by easy credit, the price increases projected for 2026 are driven by fundamentals: Scarcity.

Spain is currently facing an accumulated housing deficit. New build completions are lagging significantly behind the rate of new household formation. BBVA Research highlights that while construction starts may increase by 12% in 2026, this is still insufficient to meet the accumulated demand.

• For investors: This structural shortage provides a "safety net" for capital values. Well-located assets are highly unlikely to depreciate.
• For buyers: The "wait and see" strategy carries significant risk. With inventory tight, hesitation often means losing out to a more decisive buyer or facing a higher price tag six months later.

Regional hotspots in Spain: Where to buy

While national statistics predict moderate growth, Spain is a "multi-speed" market. Strategic buyers should focus on these five distinct market segments, each offering a different risk/reward profile.

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Spain is a sought-after destination for property buyers worldwide, renowned for its beautiful landscapes, rich culture, and pleasant climate. Whether you're searching for a holiday home, an investment opportunity, or a permanent residence, the Spanish property market offers a variety of affordable options. This article explores the cheapest places to buy property, highlighting coastal areas, towns, and regions where you can find excellent value for your money.

Key considerations when buying cheap property in Spain

When searching for affordable property in Spain, consider these factors to ensure a wise investment:

• Location: Proximity to amenities, transport links, and the overall appeal of the area are crucial. Ensure the location meets your lifestyle needs and offers potential for future growth.
• Property condition: Affordable properties may require renovation, so include these costs in your budget. Conduct thorough inspections to avoid unexpected expenses.
• Legal aspects: Ensure the property has all necessary legal documentation and is free from outstanding debts or legal issues. Engage a local lawyer to navigate the legal complexities.
• Market trends: Research local property market trends to understand potential future value and rental income opportunities. Stay informed about regional economic developments and infrastructure projects that could affect property values.

Check our articles, useful information, and guides on Buying in Spain. 

The most affordable regions to buy property in Spain

Despite recent increases, house prices in Spain remain below the European average, offering numerous opportunities for buyers. Prices vary significantly due to increasing demand. According to the Spanish Ministry of Transport and Sustainable Mobility, the most affordable regions in the third quarter of 2025 are in central Spain, excluding Madrid. Extremadura leads with the lowest prices, followed by Castile-La Mancha and Castile and Leon. Murcia offers the most attractive prices among coastal areas.

Inland areas of Spain, particularly the "Meseta", have the lowest average property prices per square metre. Provinces such as Jaen in inland Andalusia, Teruel in Aragon, and León and Ávila in Castille and Leon also rank among the most affordable destinations for property buyers.

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