What is a NIE and why do you absolutely need one to buy property in Spain in 2025?

25th July 2025 · 4 min. read · by Manuel Dávila

If you are planning to buy a property on the Costa del Sol, whether for investment, relocation or as a second home, it is essential to understand that the first step is not choosing the perfect beachfront villa. The application is for something that, while perhaps not as glamorous, is of critical importance: the NIE, or Foreigner Identification Number.

This comprehensive guide will provide you with all the necessary information about the NIE in 2025, its relevance to real estate buyers, and efficient acquisition methods, both from Spain and internationally.

The Número de Identificación de Extranjero is a unique personal identification number assigned to non-Spanish nationals. It is issued by the General Directorate of the Police and is required for almost every legal, financial, or administrative transaction in Spain.

It is important to note that the NIE does not constitute a residence permit and does not entitle the holder to any immigration rights. It is simply your official identifier in Spain's legal system. Without it, essential actions like buying property, opening a bank account or paying taxes are simply not possible.

Whether you are an EU or non-EU citizen, if you intend to spend more than 90 days in Spain or carry out any form of financial transaction (such as purchasing real estate), it is mandatory to obtain a NIE.

In the real estate industry, the NIE is a pivotal factor. Spanish law stipulates that this number must be included in the deed of sale (escritura pública), which is to be signed in front of a notary.

However, the implications extend far beyond the initial purchase. A NIE is also required for a variety of other formal transactions, including the opening of a bank account, the application for a mortgage, the payment of utility bills, the registration of property ownership with the Land Registry, and the procurement of insurance for a newly acquired property. Should you be planning to rent out your property, manage a business, or inherit assets in Spain, the NIE will be necessary for such transactions.

In summary, the NIE is an essential step in accessing the Spanish system and achieving property ownership.

The NIE can be requested in two different ways: either from within Spain or from your country of residence via the Spanish consulate. The process is relatively straightforward, although regional differences in procedure and appointment availability can introduce complexity.

Firstly, it is necessary to book an appointment through the official government website.

Once a time slot has been secured, attendees will be expected to attend the appointment in person and submit the following documentation:

• A completed application form (EX-15)
• Your passport (original and photocopy), or national ID if you’re an EU citizen
• A statement of purpose is generally sufficient for property buyers, along with a reservation or deposit contract.
• Proof of fee payment using Form 790, Code 012
• Depending on the local office, you may also be asked to provide passport-sized photos or additional documents.

For those who prefer not to handle the process directly, it is also possible to appoint a legal representative with notarised power of attorney. This is a common solution among international buyers who wish to streamline the process remotely.

In Spain, the processing time for a NIE can range from a few days to several weeks, depending on the office and the time of year. In some regions, the NIE may be issued the same day. When applying from abroad via consulate, it typically takes longer, up to 6 to 10 weeks.

Because property transactions cannot be completed without it, we strongly recommend applying well in advance of any scheduled completion date. Delays in obtaining a NIE can postpone your purchase.

Yes. Your NIE number stays with you for life, regardless of your residency status or whether you leave and return to Spain. However, the certificate itself may expire, depending on how and why it was issued, so always check whether an updated version is needed for a particular procedure. For more detailed information click here.