Planning a move to the sun-drenched Costa del Sol is an exciting dream. But that dream quickly runs into complex, practical questions: How do I live in Spain legally? What visa do I need? What is an NIE?
The rules for Spanish residency have changed significantly. The biggest news, of course, is the end of the Spanish Golden Visa programme for new applicants as of April 2025.
This sudden change has left many international property buyers confused about their options. What are the new pathways to residency?
As one of the Costa del Sol’s most trusted real estate agencies, our job isn’t just to find you the perfect home; it’s to provide the clarity you need for a smooth and successful relocation. This comprehensive guide is your new roadmap. We will demystify the current visa options and the essential Spanish bureaucracy, all specifically for those looking to buy property in Málaga province.
ATTENTION: Spain's Golden Visa Has Ended As of April 2025, the Spanish Golden Visa programme (Residency by Investment) is CLOSED to all new applications.
This guide details the best alternative visas available today. Existing holders can still renew their residency.
This guide is your single source of truth for the legal side of relocating to the Costa del Sol.
We will cover:
The key difference in requirements for EU vs. Non-EU citizens.
The “Big 3” Visas for Non-EU Property Buyers:
The “Holy Trinity” of Spanish Paperwork: The crucial difference between the NIE, TIE, and * Empadronamiento (Padrón).
A GEO-specific look at where to get these documents in Málaga, Marbella, and Estepona.
How we, as your real estate partner, connect you with legal experts to make your move seamless.
Your path to residency is determined by your passport.
The process is straightforward. You have the right to live, work, and buy property in Spain with minimal fuss. Your main bureaucratic steps will be:
Getting your NIE (tax number).
Registering for your EU Residency Certificate (the green Certificado de Registro de Ciudadano de la Unión) after 90 days.
Registering on the Empadronamiento (Padrón) at your local town hall.
This guide is primarily for you.
If you are a British, American, Canadian, Australian, or other non-EU citizen, you will need a visa to stay in Spain for longer than 90 days.
You must apply for this visa before you can become a resident. You will still need an NIE to buy property, which you can often get before your visa is approved.
With the Golden Visa gone, your choice of visa now depends on your source of income and work plans.
Here are the two most popular routes for property buyers in 2025.
This is the most popular visa for those who do not need to work in Spain. It’s the ideal route for retirees or individuals with sufficient savings or stable passive income (e.g., from pensions, rentals, or investments).
Who is it for? Retirees, early retirees, or anyone who can support themselves without a Spanish salary.
Key 2025 Requirement: You must prove a passive income of €2,400 per month (which is 400% of Spain’s IPREM index) for the main applicant.
Can I work? No. This visa strictly prohibits you from performing any economic activity in Spain.
The Property Link: Owning a home in the Costa del Sol strengthens your application, as it shows strong ties to the country and covers your accommodation needs.
Want to retire in Marbella? Read our detailed cluster article: How to Get Spain’s Non-Lucrative Visa in Málaga: 2025 Income Guide
Launched in 2023, this visa is perfect for the modern property buyer. It allows you to live in Spain while working remotely for companies or clients located outside of Spain.
Who is it for? Remote employees, freelancers, and self-employed professionals.
Key 2025 Requirement: You must prove a stable remote income of at least €2,763 per month (approx. 200% of Spain’s minimum wage).
The Big Advantage: Unlike the NLV, you can apply for this visa while you are already in Spain as a tourist. This means you can come here, find your perfect property, and then have your legal team start the application.
Want to work from your new Estepona apartment? Read our detailed cluster article: A Guide to Spain’s Digital Nomad Visa for the Costa del Sol
This is the single most confusing part of moving to Spain.
Let’s make it simple. You will need all three of these documents.
What it is: Your Foreigner’s Identity Number.
Think of it as: Your tax ID number.
Why you need it: You CANNOT do anything financial in Spain without it. This includes buying property, opening a bank account, setting up Wi-Fi, or buying a car.
When you get it: This is your first step. You can get this even before your visa is approved. You can even apply for it from the Spanish Consulate in your home country.
GEO-Specific Tip: In Málaga province, you must book an appointment (cita previa) at a dedicated National Police station (Comisaría de Policía). The main offices for this are in Málaga city (Plaza de Manuel Azaña) or Marbella (Calle Juan de la Cierva).
Ready to start? Get the step-by-step process in our cluster article: How to Get Your NIE Number in Málaga Province
What it is: Your Foreigner’s Identity Card.
Think of it as: Your official residency permit (for non-EU citizens).
Why you need it: This is the physical, credit-card-sized photo ID that proves you are a legal resident of Spain. It will show your photo, NIE number, and visa type (e.g., “Non-Lucrative”).
When you get it: You only apply for this after your visa has been approved. It involves a separate “fingerprinting” appointment (toma de huellas) at a police station.
Confused? We explain the exact process in our cluster article: Understanding the Spanish TIE Card: NIE vs. TIE Explained
What it is: Your town hall registration certificate.
Think of it as: Proof of your address, like being on the council’s register.
Why you need it: You need this certificate to get your TIE, register for local healthcare, enrol children in school, or vote in local elections.
When you get it: As soon as you have a rental contract or the deeds (escritura) to your new property.
GEO-Specific Tip: The process differs by town hall (Ayuntamiento).
In Málaga City, you can often start the process online.
In Marbella, you’ll need a cita previa at the main Town Hall in Plaza de los Naranjos or a local sub-office (tenencia de alcaldía) in areas like San Pedro or Nueva Andalucía.
In Estepona, you will visit the Ayuntamiento in the town centre.
Ready to be a local? Find your town hall’s process in our cluster article: [Link] Registering with the Ayuntamiento: Empadronamiento in Málaga Province
| Document | What is it? | Who needs it? | Where do you get it? |
| NIE | A tax ID number | Everyone (EU & non-EU) buying property | Police Station (Comisaría) |
| TIE | A residency card | Non-EU residents only | Police Station (Comisaría) |
| Padrón | Proof of address | Everyone living in Spain | Town Hall (Ayuntamiento) |
Reading this, you might feel overwhelmed. That’s completely normal. The Spanish visa process and the property-buying process are two separate, complex journeys that just happen to overlap.
This is where we add our value.
While we are real estate experts, not immigration lawyers, our service is built on a complete, end-to-end relocation experience. We master the property journey so you can focus on the legal one.
As our client, we don’t just find you a home; we provide:
A Tailored Property Search: We listen to your lifestyle and visa needs to find properties that match your goals.
A “Golden Network” of Experts: We will connect you with our small, trusted list of independent, English-speaking immigration lawyers and financial advisors who specialise in the Non-Lucrative and Digital Nomad visas.
Full Purchase Support: We guide you through every step of the purchase, from getting your NIE to signing the deeds (escritura).
You focus on your new life; we’ll handle the home.
Can I work on the Non-Lucrative Visa?
No.
The NLV strictly prohibits you from performing any economic activity in Spain.
You must rely on passive income or savings. If you need to work remotely, the Digital Nomad Visa is the correct option.
Can I get my NIE number from my home country?
Yes.
This is highly recommended. You can apply for an NIE at a Spanish Consulate or Embassy in your home country.
This gives you a significant head start, allowing you to open a bank account and sign contracts as soon as you arrive.
What is the IPREM in Spain and why does it matter?
The IPREM (Indicador Público de Renta de Efectos Múltiples) is Spain’s “Public Multiple Effects Income Indicator.”
It’s a financial baseline used to calculate the income requirements for visas, subsidies, and other benefits.
The Non-Lucrative Visa requirement (400% of IPREM) is tied directly to this figure, which is updated annually.
I am a British citizen. Do I really need a visa after Brexit?
Yes.
Since Brexit, UK citizens are non-EU citizens.
You can visit Spain for 90 days in any 180-day period without a visa, but to live here (or stay longer), you must apply for a residency visa, such as the NLV or DNV.
What if my visa application is rejected?
This is why working with a qualified immigration lawyer is essential.
They will ensure your application is submitted correctly, with all financial and medical documents in order, to minimise the risk of rejection.
If it is rejected, they can also manage the appeal process for you.
Moving to the Costa del Sol in 2025 is more achievable than ever, if you have the correct information.
The end of the Golden Visa has not closed the door to Spain. It has simply clarified the other pathways. Your journey to residency is now based on your financial situation and work status (via the NLV or DNV), not just a property investment.
Your journey will always involve the three essential documents: your NIE (your number), your TIE (your card), and your Padrón (your address).
It’s a process that requires a great property partner and a great legal partner. Let us be your expert on the ground in Málaga, guiding you to your new home in the sun.
The information in this guide is for informational purposes only and was last updated in November 2025.
Immigration laws and financial requirements can change at any time.
We are real estate agents, not legal or financial advisors.
We strongly recommend consulting with a qualified Spanish immigration lawyer to discuss your specific circumstances before making any decisions.
We’ve Moved Offices on 1st August 2025!
Private Client Consultancy is excited to announce that we have moved to a brand-new office space, designed to better serve our clients and reflect our continued growth.
Effective Date: Friday, 1st August 2025
New Address: Urb Jazmin De Miraflores, C. Jazmín, 2, Mijas Costa 29649, Malaga, Spain
Our phone numbers and email addresses remain unchanged.
All in-person meetings scheduled from 1st August onwards will take place at our new location. Please update your records accordingly.
We look forward to welcoming you to our new space!
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