By Home Kare · 7 min read · Buyer’s Guide
You cannot buy a home in Spain without an NIE number. Spain requires this foreigner ID before you can sign the deed, pay the taxes or open a bank account, so getting your NIE number in Spain is the very first step of any purchase at Hacienda del Álamo. Below we explain the three ways to apply, the documents you’ll need, and how to open the Spanish bank account that goes with it.
EX-15The application form
~€12Fee (Modelo 790-012)
2–8 wksTypical timeline
For lifeYour NIE never expires
What the NIE is (and isn’t)
The NIE (Número de Identidad de Extranjero) is the identification number Spain assigns to every foreigner who deals with its authorities. It looks like X1234567A — a letter, seven digits and a check letter — and it is issued by the National Police. Once granted, your NIE number in Spain is yours for life.
It is not a residency permit. The NIE simply identifies you to the tax office, banks, the notary and the Land Registry. You need it to buy, sign contracts, pay taxes and open a bank account, but it does not give you the right to live or work in Spain.
💡 NIE and NIF are the same number
For tax purposes, your NIE doubles as your Spanish tax number (NIF). It’s the number you’ll use later to file your annual non-resident tax and pay your local IBI.
Three ways to get your NIE number in Spain
There are three routes, and the right one depends on whether you can travel and how soon you need it. For most overseas buyers, the power-of-attorney route is the safest way to keep a purchase on track.
| Route | Who it suits | Typical timeline |
|---|---|---|
| In person in Spain | Buyers already here who can book an appointment | A few days once you have the appointment |
| Spanish consulate abroad | Buyers applying from their home country | About 6–12 weeks |
| Lawyer with power of attorney | Remote buyers who want it handled for them | About 4–8 weeks |
💡 The deal-safe route for remote buyers
Granting a Spanish lawyer a notarised, apostilled power of attorney lets them apply on your behalf without you travelling. It’s the standard choice for international buyers and keeps your NIE off the critical path to completion.
The documents you’ll need
Whichever route you choose, the file is similar. Getting it right first time avoids a trip back to the queue.
- Completed EX-15 form — this is the NIE form; EX-18 is for EU residency, so don’t confuse them.
- Valid passport, plus photocopies of every page used.
- Proof of payment of the Modelo 790, código 012 fee (about €12, paid at a Spanish bank).
- A document showing your reason for needing the NIE, such as a reservation contract or solicitor’s letter.
- If using a representative: a notarised, apostilled power of attorney.
⚠️ Appointments are the real bottleneck
The online cita previa system releases slots in batches and they go fast in busy areas. Book as early as you can, try smaller offices nearby, and don’t pay the Modelo 790 too far ahead — the receipt is only valid for a limited window.
Opening a Spanish bank account
Alongside your NIE, you’ll need a Spanish bank account. You use it to transfer the purchase funds, pay the taxes and fees, set up utility direct debits and, if you take a mortgage, make the repayments — which most banks require to leave a Spanish account.
Non-residents can open an account with a passport and NIE (some banks also ask for a certificate of non-residence). Arrange it early so it’s ready well before your notary appointment, not the week of completion.
Ready to start your search at Hacienda del Álamo?See homes for sale at HDA →
How the NIE fits into buying at HDA
Your NIE and bank account are the foundation; everything else builds on them. The usual order runs as follows.
- Get your NIE and open a Spanish bank account.
- Reserve the property and sign the arras (deposit) contract.
- Arrange any mortgage and run the legal checks.
- Sign the title deed at the notary.
- Pay the purchase taxes and register the property.
For the full walkthrough, see our guide to buying property at Hacienda del Álamo.
Common mistakes with the NIE
- Using the wrong form. EX-15 is for the NIE; EX-18 is for EU residency.
- Leaving it too late. Start before you find a property, not after.
- Letting the 790 receipt expire. Pay the fee only when your appointment is near.
- Confusing the NIE with the TIE. The TIE is a residency card, not the same thing.
- Forgetting copies. Spanish offices often want photocopies of everything.
Frequently asked questions about the NIE number in Spain
Do I need an NIE to buy property in Spain?
Yes. You need an NIE to sign the purchase contract, transfer funds, sign at the notary and pay the taxes. There is no way around it.
Can I get an NIE without travelling to Spain?
Yes. You can apply at a Spanish consulate in your home country, or give a Spanish lawyer power of attorney to apply on your behalf. The power-of-attorney route is the most common for buyers.
How much does the NIE cost?
The government fee is about €12, paid with the Modelo 790 código 012 at a Spanish bank. A lawyer or consulate may add their own service fee.
Does the NIE expire?
The number never expires; it is yours for life. The paper certificate may carry a date stamp, but your NIE stays valid.
Do I need a Spanish bank account too?
Yes. You’ll use it for the purchase funds, taxes, utilities and any mortgage repayments. Non-residents can usually open one with a passport and NIE.
Official sources: the NIE is issued by the Spanish National Police (sede.policia.gob.es), and appointments are booked through the government’s cita previa portal. UK buyers can also consult the UK government’s Living in Spain guidance.
This guide is for general information and is not legal advice. Forms, fees and processing times can change, and consular requirements vary by country. Confirm the current procedure with the relevant official body or your Spanish lawyer before applying.
Buying at HDA and need your NIE sorted? We’ll connect you with trusted lawyers who handle the NIE and bank account as part of your purchase.Talk to Home Kare →