Golden Visa Spain: buying real estate does not give residence permits

Golden Visa in Spain is closed: what was cancelled

The investment visa and residence permit (Golden Visa, residencia para inversores) was part of Ley 14/2013 on business support, including the purchase of real estate, and many agencies sold the purchase as a way to a residence permit. Investment confirmation, its effects, resolution and its time frame [1][2]The law was published in BOE on 3 January 2025, and the consolidated text of Ley 14/2013 indicates that these articles are "with effect since 3 April 2025" without content. [1][2].

So the offer of "buy an apartment and get a residence permit" after April 3, 2025 is not in line with the law. Old pages with the price of the object and the time frame for the design must be taken to be obsolete even if they are ranked in search.

Transitional provisions: Whose closure was not affected

Ley 14/2013 received two transitional standards [1][2].

It is clear that the date of the provisional sales contract is not the date of the sale, but the legal events: whether the application is made, whether the permit is issued, until which date it is valid; the deposit made before 3 April 2025 is not in itself considered as a claim; if you have documents, their dates need to be reviewed by a lawyer.

What does that mean for three groups of people?

• You haven't bought it yet. Buying does not open the way to migration, and residence permits need to be planned separately, until they are paid in large amounts, and do not deposit a non-refundable deposit under "future residence permit".
• You served before closing. Your case is going by the rules on the date of submission, and you need dates of filing, notifications and decisions. [1].
• You already have the investor's document. He's on the date of issue, the extension is under the old rules. [1]What exactly was required for extension is the decision on the original permit and the rules of those years: most often, it is a question of counsel.

Owners of Golden Visa: Absence and the Path to larga Duración

Additional provision 6th Ley 14/2013 allows for the extension of residence of investors and employees of foreign companies based in Spain even if there are more than six months of absence in Spain per year, but it is stipulated that continuity of residence for larga duración and citizenship must be proved by general rules. [2]III. Article 183 of the Regulation limits the absence of a person: up to six consecutive months, up to 10 months in five years, and up to eighteen months in employment [3]So a person who keeps Golden Visa but lives abroad for a long time may retain the extension but not gain the necessary seniority. How to count five years and how different status: larga duración and larga duración-UE.

What makes buying real estate today?

A foreign national needs an identifier for a transaction: NIE, which article 205 Reglamento describes as a personal number, and it does not replace a residence permit. [3]III. Detailed purchase without residence permits, documents and taxes: Can you buy a property without a residence permit?The taxes on purchases in Catalonia are dealt with in a separate article: the tax on purchases of an apartment.

Without a residence permit, you can be a guest in Spain for no more than 90 days out of 180, and the days are counted throughout the Schengen area. [3]If you want to live in a bought apartment longer, you need a foundation.

Property helps in one case: no lucrativa: Article 62 Reglamento allows the confirmation of funds by any admissible evidence, including the title documents, but the amount is not reduced: 400 per cent IPREM per month per applicant and 100 per cent per family member, for the duration of the permit [3]. 2026 IPREM equals 600 € per month [4], that is, 2,400 euros per month for one applicant and 600 euros for each family member. An apartment may be part of the evidence, but does not replace income and conditions, and no lucrativa work is not allowed.

What reasons to study instead of "residence"

If you're already in Spain without status, the separate path is arraigo: Arraigo speciesTo compare all the ways: The choice of the basis for the residence permit.

How to Recognize an Obsolated Proposal

• The announcement contains the words "residence for purchase" or "gold visa" without a date or reference to the law. [1][2].
• You're promised a time frame and a result before the filing of the documents, and the decision is made by the department, and there are no promises.
• The object seller and the "migrating consultant" are one company or related entities, and the "all included" contract does not share the services.
• They're asking for a large non-refundable payment before they check the object and base.

Ask for a separate description: site search, legal verification of real estate, tax analysis and migration escort, who is responsible for what and what is included in the value.

Typical Errors

• They buy it under a non-existent scheme. The basis is checked before the transaction. [1][2].
• They're running the NIE and the right to live. NIE is an identifier. [3].
• The expensive apartment is considered to provide no lucrativa itself. 62 funds required, insurance, clean criminal record, and the result depends on the decision of the agency [3].
• Assess the transitional regime by the date of the preliminary agreement. The application and authorization are relevant [1].
• Lives on Golden Visa abroad. Extensions may be granted, but for larga duración the total absence account [2][3].

When Individual Review Is Needed

If you have an application or a document from an investor and you need to understand what is applicable if you buy a facility and plan to move in parallel, or if you are offered a "sale permit" with a purchase. Here you need your papers and a lawyer. You need a consultation on real estate taxes, a consultation on the right to legal residence.

What can we help you with?

The NEXO team in Barcelona first comes up with a basis for your residence permit, and then we discuss the purchase, and we don't promise a residence permit for real estate. Consultationgeneral order: Residence permit in Barcelona and the route no lucrativa.

Frequent issues

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The source is viewed on 02.10.2026 · NEXO · Drafting Draft · Sources do not replace individual legal advice.