It’s the first document for any property transaction involving foreigners and the one that causes the most missed appointments: the NIE to buy (or sell) a property in Spain. Without it you can’t sign the deed, open a bank account normally, or pay the taxes for the transaction. Here’s what it is exactly, the three ways to obtain it and the mistakes that delay transactions.
What the NIE is (and what it isn’t)
The Foreigner Identification Number is a unique personal tax number that identifies a foreign national before the Spanish administration. It is not a residence or work permit: it is simply identification. You need it to buy, sell, inherit, take out a mortgage, contract utilities and file any tax return. Once the number is assigned, it is yours for life — although the paper certificate may show a validity date for certain purposes.
The three routes to obtain it
1. In Spain, in person
Book an appointment at the National Police station (immigration procedures), complete form EX-15, provide your passport, justification of the reason (for example, the deposit or reservation agreement) and pay fee model 790-012. In high-demand areas such as the province of Alicante, appointments can take time: request one as soon as the purchase is serious.
2. At the Spanish consulate in your country
The same documentation, without traveling. Deadlines vary widely by consulate (from days to weeks), but this is the convenient route to plan the purchase from your country of origin.
3. Through a representative in Spain
With a power of attorney, a gestor or lawyer can apply for your NIE on your behalf. This is the standard route for purchases handled remotely and the one we routinely use with international buyers and sellers.
The mistakes that delay deeds
Leaving the NIE “for last” (the appointment doesn’t come through but the notary does); confusing NIE with residency (you don’t need to reside to buy); losing the original certificate (it can be reissued, but it adds days); and for couples, requesting only one when both are buying: each owner needs their own NIE, also in inheritances — each heir needs theirs.
And for selling or inheriting?
Equally essential: the foreign seller needs it to sign the deed and to settle their taxes (including the 3% withholding if they don’t reside), and the heir needs it to accept the inheritance. If your NIE was issued many years ago, the number remains valid; locate the document or request a duplicate with time.
At Mayrasa we integrate this into the process: when you buy or sell with us, we coordinate the NIE and the rest of the paperwork through our real estate advisory so that no procedure holds up your transaction — also by power of attorney and without you traveling. The NIE is requested on day one, not the last week.
