Property News & Expat Guide for Spain

For years, the Spanish property market has operated under a unique set of emergency measures. Introduced to shield vulnerable tenants during the height of the pandemic, these strict anti-eviction rules have been a cornerstone of housing policy—and a point of intense debate for property owners—since 2020.

However, the landscape is about to shift. The Spanish government has signalled that these temporary "anti-eviction" shields are finally coming to an end, marking a significant turning point for the country’s rental sector.

A Return to "Normal" for Landlords

For many foreign investors and second-home owners in Spain, the "anti-eviction" decree has been a source of anxiety. The legislation made it notoriously difficult to evict tenants who could prove "social vulnerability," even in cases of non-payment. In some instances, these protections were also seen as a loophole that slowed the removal of illegal squatters (okupas).

The expiration of these measures means that the judicial process for reclaiming property due to non-payment is expected to regain its pre-pandemic momentum. For landlords who have been stuck in legal limbo with non-paying tenants, this provides a clearer light at the end of the tunnel.

The Impact on Vulnerable Tenants

While the news is welcomed by property owners, social housing advocates warn of a potential "eviction wave." The protections were designed to prevent homelessness during a global crisis, and their removal puts thousands of families at risk.

To mitigate this, the government is expected to transition from blanket bans on evictions to more targeted social programs. This includes:

• Increased Social Housing Subsidies: Channelling funds into rent assistance rather than legal freezes.

• Intervention Protocols: Requiring regional authorities to provide alternative housing solutions before an eviction is carried out.

What This Means for Foreign Buyers and Renters

If you are looking to buy or rent in Spain, this policy shift will likely impact the market in several ways:

1. Increased Rental Supply: Many owners have kept properties off the long-term rental market, fearing they wouldn't be able to remove problematic tenants. A more predictable legal framework may encourage these owners to list their properties again.

2. Investment Security: For those considering a "buy-to-let" investment, the end of these emergency measures reduces the perceived risk of long-term "non-paying" occupancy, potentially making Spanish real estate more attractive to international capital.

3. Strict Vetting Remains Key: Despite the change in law, the eviction process in Spain remains slower than in the UK or the US. Professional tenant vetting and "impago" (non-payment) insurance remain essential for any landlord.

Looking Ahead

The sunset of these protections is a clear move by Madrid to re-stabilise the rental market and restore confidence among property owners. However, the underlying "Housing Law" (Ley de Vivienda) passed in 2023 still contains various rent controls and tenant rights that buyers should be aware of.

As we move into this new phase, the Spanish property market continues to offer great value, but navigating the legalities requires staying informed. Whether you are a landlord waiting to reclaim a property or a prospective buyer looking for a holiday home, the "post-protection" era marks a more standardized chapter for Spanish real estate.

Are you an owner affected by these changes, or are you looking to invest in Spain? Keep an eye on Eye on Spain for the latest updates on housing laws and market trends.

Stay informed, stay legal, and enjoy Spain without worrying. As we move through 2026, the rules for non-residents in Spain are being monitored with unprecedented precision. With the EU’s Entry/Exit System (EES) now fully operational at Spanish borders, the days of "flying under the radar" with passport stamps are over.

If you are a Spanish property owner, a digital nomad, or a frequent visitor from a non-EU country (like the UK, USA, or Canada), understanding the difference between the "90/180 rule" and the "183-day rule" is critical to avoiding fines, tax bills, or entry bans.

Here is everything you need to know about staying in Spain without residency in 2026, whether it be a short stay or a long stay. This is what you need to know:

What is the 90/180 rule in Spain?

The 90–day rule in Spain is the maximum time non-EU/EEA visitors can stay without a visa: You can stay in Spain for a maximum of 90 days within any rolling 180-day period. The 90 days apply to the entire Schengen Area, not per country.

It is vital to understand that this is a rolling window, not a calendar year. You cannot simply reset your days on January 1st. To check if you are legal to enter or stay today, you must count back 180 days. If you have already spent 90 days in the Schengen Area (Spain plus countries like France, Portugal, Italy, etc.) during that window, you must leave, even if you own a property.

Who needs to comply with the 90/180-day rule in Spain?

This rule applies to citizens of "third countries" (non-EU/EEA).

EU, EEA, and Swiss citizens are not subject to the 90/180-day rule. They do not need a visa to enter Spain, and their passports are not stamped.

However, "free movement" has its own administrative milestones:

• The 90-day "Free stay": EU citizens can stay in Spain for up to 90 days with just their national ID or passport. During this time, they have no obligation to register with the authorities.
• The requirement to register (NIE): If an EU citizen intends to stay in Spain for longer than 90 days, they are legally required to register at the Central Register of Foreigners. Upon registration, they receive a "Green Certificate" (often called the Certificado de Registro de la Unión Europea). To find out more and see the requirements, read our article: How to get a NIE Number in Spain.

How can I avoid violating the 90-day rule in Spain?

In 2026, avoiding a violation requires careful calculation because the new EES biometric border scanners calculate your stay to the exact second.

• Use a Calculator App: Do not rely on mental math. Use a "Schengen Calculator" app to track your days.
• Plan ahead: Remember that the 90-day limit applies to the entire Schengen Zone, not just Spain. A weekend in Paris counts toward your allowance for your Spanish villa.
• Leave a buffer: Never plan to leave on day 90. Strikes, flight cancellations, or illness could force you to overstay, and the automated border gates are not lenient.

Note: With the ETIAS (European Travel Information and Authorisation System) set to launch later this year, ensure you have your travel authorisation sorted before booking flights for late 2026.

What happens if you stay in Spain for more than 90 days?

Read more at thinkSPAIN.com

Almería is not Spain’s loudest province — and that is exactly the point.

Located in the far east of Andalucía, it combines long Mediterranean beaches, desert landscapes, working Spanish cities and wide rural valleys. It is sunnier, drier and less densely developed than many better-known coastal regions. Tourism exists, but it does not define daily life.

People rarely move to Almería by accident. They choose it deliberately — for climate, space and long-term livability rather than seasonal buzz. If you are still weighing up regions, our guides on moving to Spain explain how provinces differ in climate, infrastructure and lifestyle expectations.

If you are considering relocating from anywhere in the world, this guide explains what life in Almería is really like: how it feels, how it functions, and who it suits best.

Where is Almería and what makes it different?

Almería sits between Granada and Murcia on Spain’s south-eastern Mediterranean coast. It is one of Andalucía’s eight provinces, with a population of just over 700,000.

What sets it apart is contrast:

• The protected volcanic coastline of Cabo de Gata
• Europe’s only true desert, Tabernas
• Productive agricultural plains around El Ejido
• A compact, walkable capital city
• Mountain villages on the edge of the Alpujarra

Large stretches of coastline remain low-density or environmentally protected. Compared with the Costa del Sol or parts of the Costa Blanca, development is lighter and the pace slower.

Almería feels functional and lived in rather than curated for tourism.

Is Almería a good place to live?

For the right person, absolutely.

Almería suits people who prioritise:

• Sunshine and dry air
• Lower property prices
• Space and natural landscapes
• Stability over seasonality
• A predominantly Spanish-speaking environment

It tends to attract retirees, remote workers, independent professionals and buyers planning to live year-round. If you are relocating permanently rather than buying a holiday home, it is worth reviewing the practical steps involved in becoming a resident in Spain, including healthcare access and registration requirements.

It may feel challenging if you rely on:

• A wide local job market
• Extensive public transport
• Large English-speaking networks
• Constant nightlife or large-scale entertainment

Spanish is the language of daily life. Integration usually requires initiative rather than ready-made expat structures. For many, that is part of the appeal.

Read more at thinkSPAIN.com

A 'green certificate' is the colloquial (commonly-used) term for a certain type of residence document. It is only held by citizens of the European Union (EU), European Economic Area (EEA), or Switzerland. Family members, spouses, or legally-registered cohabiting partners of these citizens also hold a 'green certificate' as proof of residence.

The official name for this document is a European Union Residents' Certificate of Registration (Certificado de Registro de Residentes de la Unión Europea). It is sometimes abbreviated to 'CUE'.

For ease of reading, the citizens described above will henceforth be described as 'Europeans'. However, please note that this definition does not cover citizens of countries in Europe that are not part of the EU or EEA, except Switzerland.

Spanish residency: What is a 'green certificate' for?

A green residency certificate, or CUE, is for Europeans moving to Spain. Europeans can stay in Spain for up to three months without becoming resident. If you plan to stay longer, or permanently, you must register with the foreigners' office (Oficina de Extranjería). When doing so, you will be given a CUE, or 'green certificate'. This is either A4-sized or credit-card sized. It is paper, not plastic, and is pale green in colour.

Can a green residency certificate be used as ID in Spain?

Your CUE or 'green certificate' is not valid as identification (ID), as it does not have a photograph on it. It is merely evidence that you are a resident. You will, however, need to show it for numerous official transactions in Spain. If so, you will usually need to show your passport or national ID card from your country of origin at the same time.

Do you need a NIE to get a green residence certificate in Spain?

You do not need to obtain a NIE (Foreigners' National Identity Number) first. The process of getting your 'green certificate' includes assigning you a NIE number. However, you may already have a NIE if you applied for this earlier for other reasons. This might be because you bought a holiday home in Spain, or opened a bank account, but did not plan to live there. If this is the case, you will not get a different NIE number, as these are the same for life.

Europeans eligible for legal residence in Spain

To be legally resident in Spain, Europeans must fulfil one or more of the following criteria:

Why buy property in Murcia? In 2026, the Murcia region will have shed its reputation as a mere budget alternative to become a premier investment destination. While property prices in major Spanish hubs have skyrocketed, Murcia remains roughly 35% more affordable than the national average despite its own resilient economic growth. This unique value proposition has turned the "Costa Cálida" into a hotspot for those seeking high-quality Mediterranean living without the inflated price tags of neighbouring provinces.

The region’s ascent is fueled by a connectivity revolution and a highly favourable fiscal landscape. With the AVE high-speed rail linking Murcia to Madrid in under three hours and expanded international routes at Corvera Airport, the area is more accessible than ever. Furthermore, Murcia holds a distinct competitive edge through its tax incentives; with a Property Transfer Tax (ITP) of 7.75%, buyers can save thousands of euros compared to the 10% rates found in Alicante or Catalonia.

Where do most expats live in Murcia?

The Mar Menor is the defining geographical feature of the region—a saltwater lagoon separated from the Mediterranean by the La Manga strip. For the modern buyer, the towns ringing this lagoon offer a variety of lifestyles, from the bustling tourist strip to the quiet Spanish fishing village.

Los Alcázares: The expat capital

If there is a beating heart of the international community in Murcia, it is Los Alcázares. This town perfectly encapsulates the appeal of the Costa Cálida: accessible, affordable, and alive year-round. While some coastal towns become ghost towns in winter, Los Alcázares retains a vibrant pulse, driven by a resident population that blends locals with Northern European expats.

If you’re planning to retire in Spain, one of the first questions you’ll face is whether you need a visa — and if so, which one. The answer depends mainly on your nationality.

• EU citizens do not need a visa to retire in Spain.
• Non-EU citizens, however, must apply for a residence visa as part of Spain’s wider visa system for moving to Spain.

For many non-EU retirees in 2026, the Non-Lucrative Visa (NLV) is the main and most appropriate option. It allows you to live in Spain long-term without working, provided you can support yourself financially.

This guide explains why the Non-Lucrative Visa is generally the retirement visa for Spain, who it’s for, what it implies in practice, and what to expect once you move.

Visa rules and residence requirements in Spain are set at a national level and applied through Spanish consulates abroad. While this guide reflects how the Non-Lucrative Visa is commonly used by retirees, official requirements and interpretation can vary by consulate and may change over time. For this reason, applicants are advised to verify current conditions through Spain’s official immigration authorities, including the Ministerio de Inclusión, Seguridad Social y Migraciones.

Is the Non-Lucrative Visa right for retirees?

The Non-Lucrative Visa is designed for non-EU citizens who want to live in Spain without carrying out any work or professional activity.

It is generally suitable if you:

• Are retired or financially independent
• Do not plan to work in Spain
• Intend to live in Spain for most of the year
• Can meet the financial and healthcare requirements

It may not be suitable if you plan to work, stay only short-term, or do not meet the minimum income thresholds.

For retirees who are also considering where to settle, the visa supports long-term residence across the country, from coastal areas to inland cities, including many of the most popular places to retire in Spain.

Read more at thinkSPAIN.com

This is your comprehensive and essential guide to successfully navigating a relocation to the province of Alicante, the true heart of Spain's stunning Costa Blanca. This region is renowned globally for its kilometres of beautiful white beaches, a consistently stable and exceptionally mild Mediterranean climate, and a vast, established international community that makes transitioning seamless.

Whether you are a retiree looking for year-round golf and a relaxed pace, a family prioritising high-quality international school education, or a remote worker seeking a high quality of life, this guide provides the vital logistical, financial, and lifestyle information you need to make Alicante your new Spanish home. The Costa Blanca is a welcoming and popular destination for the expat community.

Best places to live on the Costa Blanca

The Costa Blanca stretches over 200 kilometres of coastline in the province of Alicante and is geographically split into the North and South, each offering a distinct lifestyle and appeal to various expat groups.

• Alicante city:The vibrant provincial capital offers an ideal blend of city amenities, historical charm, and coastal life. It is perfect for younger professionals and families who want access to a busy university, a diverse cultural scene, and excellent transport links (including the international airport in Alicante).
• North Costa Blanca (The Marina Alta):
  • Jávea (Xàbia) & Denia: Highly sought after by Western and Northern European foreign buyers, these towns offer picturesque, greener environments with mountain backdrops. They are known for high-quality dining, marinas, secluded coves, and a more upmarket atmosphere. Denia also provides a crucial ferry link to the Balearic Islands.
  • Altea: Recognised for its stunning white-washed old town perched on a hill, Altea attracts creatives and those looking for a quieter, more sophisticated and bohemian lifestyle.
• South Costa Blanca (Vega Baja del Segura):
  • Torrevieja & Orihuela Costa: These Costa Blanca areas boast some of the highest concentrations of foreign residents in allSpain, featuring large, established expat communities. They are popular for affordability, purpose-built golf resort developments, and extensive infrastructure catering directly to international residents, especially British and Scandinavian retirees. This is truly a sought-after retirement spot.
• Inland villages: Towns such as Elche and Novelda offer a more traditional Spanish culture, significantly lower property market prices, and a stronger connection to the local employment markets away from tourist hotspots.

Population and popular expat areas

Alicante is one of Spain’s most highly international provinces. The expat community is well-established, making the transition easier as many essential services (legal, medical, and real estate) are readily available in multiple languages, particularly English, German, and Dutch.

Read more at thinkSPAIN.com

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.

Read more at thinkSPAIN.com

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.

Read more at thinkSPAIN.com

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.