How to get a NIE to buy property in Spain
Without a NIE you cannot sign the purchase deed at a Spanish notary. It is the first thing a foreign buyer should sort out, and it can be done from your own country. This is how it works and where people usually lose time.
What the NIE is and why you need it
The NIE (Número de Identidad de Extranjero) is the identification number that Spain gives to foreigners who have economic, professional or social dealings in the country. Buying a home is one of them: the notary, the bank, the tax office and the land registry will all ask for it.
It is important to understand what it is not. The NIE identifies you for administrative purposes, but it does not give you the right to live or work in Spain, and it does not make you a tax resident.
The documents you need
- Form EX-15, completed and signed. It asks for the reason for your application: here, buying a property.
- Form 790, code 012, with the fee paid. The amount is updated from time to time, so check it on the official form when you apply.
- Your passport, original and a copy.
- A document that shows why you need the NIE, such as a reservation agreement or a letter from the bank or the notary. Requirements vary between offices, so check the specific list.
Where to apply
- From your country: at the Spanish consulate that covers your area. Many consulates say they usually issue the NIE within about two weeks and send it by email, but times vary.
- In Spain: at a police office for foreigners (Policía Nacional), with a prior appointment (cita previa). Appointments in Madrid can be hard to get, so do not leave it to the last week.
- Through a representative: a person you authorise can apply for you, with a power of attorney that expressly allows them to request the NIE. See buying property in Spain with a power of attorney.
The mistakes that delay the purchase
- Starting the NIE after agreeing the date with the seller. The deposit contract (arras) normally sets a deadline to sign at the notary, and missing it can cost you money.
- A power of attorney that does not mention the NIE, or that is not apostilled or translated when it needs to be.
- Different spellings of your name in the passport, the NIE and the bank account. The notary will ask for them to match.
How I can help
I act only for buyers. When you buy from abroad, I tell you which route is fastest in your case, I make sure the dates in the deposit contract leave enough time for the NIE, and I check the property before you pay anything. Read more about buying property in Madrid as a foreigner, or book a free first consultation.