Getting Your NIE: A Guide for Non-Resident Buyers

If you are buying a home in Spain, one of the first things you will need is an NIE. It is straightforward once you know which document you need and where to apply.

What the NIE is

The NIE (Número de Identidad de Extranjero) is an identification number that Spain gives to foreign nationals who have economic, professional or social dealings with the country. The Ministerio del Interior describes it as personal, unique and exclusive to you, and it must appear on the official documents issued to you or processed for you.

For tax purposes, your NIE is also your Spanish tax identification number (NIF), so it follows you through every stage of a purchase.

One point matters more than any other: the NIE is a number, not residency. It does not entitle you to live in Spain and does not prove residence.

Why a buyer needs it

• The notary deed. Spanish mortgage law says no deed can be entered in the Land Registry (Registro de la Propiedad) unless it shows the tax identification numbers of everyone appearing in it. For a foreign buyer, that number is the NIE.
• Taxes. Your purchase taxes, annual local property tax and non-resident income tax are all linked to it.
• Bank account and utilities. Spanish banks and utility companies normally ask for it before opening accounts or contracts in your name.

If you are buying with a partner, each buyer needs their own NIE.

NIE certificate, green certificate or TIE?

NIE certificate (for non-residents)

This is what most holiday home buyers need. You apply on form EX-15 and receive your number, with no right to live in Spain attached to it.

EU registration certificate (the "green certificate")

Citizens of the EU, the EEA and Switzerland who will live in Spain for more than three months must register within three months of arriving, using form EX-18. The result is the Certificado de Registro de Ciudadano de la Unión, which shows your name, nationality, address, NIE and registration date.

TIE (for non-EU residents)

Non-EU nationals who hold a visa or authorisation to stay in Spain for more than six months receive a TIE (Tarjeta de Identidad de Extranjero), a card showing the type of authorisation granted. Since Brexit, this is the route for British citizens who move to Spain. British nationals already resident before 31 December 2020 have their own route under the Withdrawal Agreement.

In short: buying a holiday home without moving here means you need the NIE certificate.

How to apply

In Spain

In Spain, applications go to the Policía Nacional, either at an Oficina de Extranjería or at a police station (comisaría). You book an appointment (cita previa) through the government's online booking system on sede.administracionespublicas.gob.es. You first choose the province, which for Gran Canaria is Las Palmas, and then the procedure.

From abroad, at a Spanish consulate

If you are not in Spain, you can apply through the Spanish consulate that covers the place where you live. The consulate sends your application to the Comisaría General de Extranjería y Fronteras in Spain, which assigns the number. Each consulate runs its own appointment system and document list, so check its website before you go.

Through a representative

You can also apply through an authorised representative, usually with a power of attorney that expressly allows them to submit the application. Some offices also ask for it to carry an apostille.

The forms and the fee

• Form EX-15, the official application for an NIE and certificates. Fill it in in capital letters and tick the reason for your application (economic, professional or social interests). Bring the original and a copy. Some consulates ask you not to sign it in advance.
• Modelo 790 código 012, the form for the fee. You fill it in online on the Policía Nacional website and pay the small government fee at a bank. Consulates abroad set their own fee and way of paying. Check the current amount on the official page before you apply.

Documents

• Your valid passport, original and a copy (EU nationals may use their national identity card instead).
• The completed EX-15 and the paid fee form.
• Evidence of why you need the number. For a buyer, this is usually a document linked to the purchase, such as a signed reservation agreement or arras contract. Check with the office what it will accept.
• At a consulate, proof that you live in its area.

Rules, forms and fees change from time to time, so please check the official page before you apply, or ask us.

Timing and common delays

On paper, the police must decide an NIE application within five days, and if you hear nothing in that time the application is treated as refused. In practice, the slow part is usually getting an appointment. Police appointments have long been hard to secure in many parts of Spain, and you may need to check the booking system several times before a slot appears.

Applying through a consulate abroad can take several weeks, and it cannot be speeded up. Our advice: apply as soon as you have decided to buy.

What comes next in your purchase

1. Spanish bank account. Used to pay the deposit, the price and your ongoing bills.
2. Reservation. A small agreement and payment to take the property off the market while checks are done.
3. Arras contract. A private contract with a deposit. Under article 1454 of the Spanish Civil Code, if penitential arras are expressly agreed, the buyer can withdraw by losing the deposit and the seller by returning it doubled.
4. The notary. You sign the deed of sale (escritura) before a Spanish notary, and it is then registered at the Land Registry, which is where your NIE is essential.
5. Modelo 210. As a non-resident owner, you file this non-resident income tax return on your property every year, and on rental income if you let it. The Agencia Tributaria sets the filing dates, which have changed in recent years, so check the current dates or ask us.

Frequently asked questions

Does an NIE give me the right to live in Spain?

No. The NIE is an identification number only. Living in Spain requires the EU registration certificate (for EU, EEA and Swiss citizens) or a visa and TIE (for non-EU citizens, including British citizens).

Can I apply from my home country?

Yes, at the Spanish consulate that covers the place where you live. Check its website first, as each consulate sets its own rules.

Can someone apply on my behalf?

Yes, through an authorised representative holding a power of attorney that expressly allows them to submit the application. Some offices also ask for an apostille on it.

How much does an NIE cost?

A small government fee, paid at a bank with form Modelo 790 código 012. Consulates abroad set their own fee. Check the current amount on the official Policía Nacional page before you pay.

If we buy as a couple, do we both need an NIE?

Yes. The deed can only be registered at the Land Registry if it shows the tax identification number of everyone who appears in it, so each buyer needs their own NIE.

Talk to us

If you are thinking of buying in the south of Gran Canaria, our buyer's guide walks you through every step. For help with your NIE or the next steps, contact us or email us at [email protected].