Can I rent out my Golden Visa property?

Yes, absolutely. Many investors buy property as an investment and rent it out. There are no restrictions on renting. You'll pay tax on rental income in Spain.

Do I have to live in Spain?

No, this is the major advantage of the Golden Visa. There's no minimum stay requirement. You must visit Spain at least once during each permit period (every 2 years initially, then every 5 years). Perfect for those who want the option of living in Spain without committing to it.

Can I work in Spain with a Golden Visa?

Yes, unlike the non-lucrative visa, the Golden Visa allows you to work in Spain. You can be employed or self-employed. This makes it attractive for entrepreneurs.

What happens if property values drop below €500k?

Your residency is based on purchase price, not current value. As long as you paid €500k+ when you bought it, you're fine even if the market value drops. You just can't sell and buy something cheaper.

Is the Golden Visa programme ending?

There have been discussions about changes to Golden Visa programmes across Europe, but as of 2026, Spain's programme remains active. The rules could change in the future, but existing Golden Visa holders would likely be grandfathered in.

Golden Visa (Investor Visa)

For investors purchasing property worth €500,000 or more in Spain

Who Is This Visa For?

The Golden Visa is Spain's investor residency programme. The most common route is purchasing property worth €500,000 or more, though other investment options exist. **Investment options:** - Real estate: €500,000+ (most popular) - Spanish company shares: €1,000,000+ - Bank deposits: €1,000,000+ - Government bonds: €2,000,000+ - Business project creating jobs (varies) **Ideal for:** - High-net-worth individuals wanting EU residency - Property investors - Those wanting to live in Spain part-time - Families (spouse and children included) - People who don't want to spend minimum time in Spain **Key advantage:** No minimum stay requirement. You can maintain residency while living elsewhere.

Requirements

Financial Requirements

•Investment of €500,000+ in property (can be multiple properties)
•Investment must be free of liens or mortgages for the €500k portion
•You can finance above €500k with a mortgage
•Proof of legal origin of funds (very strict anti-money-laundering checks)
•Sufficient funds to support yourself (no specific amount, but must be reasonable)

Documents Required

•Valid passport
•Property deed (escritura) or signed contract with deposit paid
•Certificate from Land Registry showing property ownership
•Proof of investment amount (bank transfer records)
•Proof of legal source of funds (tax returns, business accounts, sale of assets, etc.)
•Criminal background check (apostilled)
•Health insurance
•No proof of accommodation needed (you're buying property!)

Other Requirements

•Property must be purchased after September 2013 (when law came into effect)
•Investment must be maintained for as long as you want residency
•All investors on property can't collectively claim Golden Visa unless total is €500k per person
•Property can be residential or commercial

Step-by-Step Timeline

Find property and make offer

Variable

Work with a lawyer from the start. They need to verify the property is suitable for Golden Visa.

Sign preliminary contract and pay deposit

1-2 weeks

At this stage you can start the visa application with proof of signed contract.

Complete purchase at notary

4-8 weeks after deposit

Get the escritura (deed) and register it immediately with Land Registry.

Apply for Golden Visa

Can apply from Spain or consulate abroad

If already in Spain on tourist visa, you can apply here. Otherwise, apply at consulate.

Visa decision

20 days (official), 4-8 weeks (reality)

Golden Visa applications are often processed faster than other types.

Receive residence permit

Initial permit valid 2 years

No TIE card needed - you get a residence authorisation directly.

Costs Breakdown

Item	Cost
Property investment	€500,000 minimum
Property purchase taxesVaries by region, 8% in Andalucía for resale	7-10% of purchase price
Notary and registration fees	1-2% of purchase price
Lawyer feesEssential for Golden Visa purchases	1-1.5% of purchase price
Visa application fee	€80
Golden Visa processingAdditional fees may apply	€0-500

* Costs are approximate and may vary. Check current rates with official sources.

Municipality-Specific Information

Processing times and procedures vary by municipality. Here's what to expect in each area:

Marbella

Prime Golden Visa territory. Many properties qualify. Lawyers and estate agents experienced with the process. Land Registry efficient.

Typical timeline: Property registration: 2-4 weeks, visa: standard

Estepona

Growing Golden Visa market. Good value properties compared to Marbella. Same efficient Land Registry process.

Typical timeline: Similar to Marbella

Benahavis

Many luxury properties that qualify. Smaller municipality but no issues with process. Popular for golf properties.

Typical timeline: Similar to Marbella

Fuengirola

More affordable properties but fewer reaching €500k threshold. Good for combining multiple properties.

Typical timeline: Standard

After Your Visa Is Approved

1Receive 2-year residence authorisation (not TIE card)
2Spouse and children get same residency rights
3You can work in Spain (unlike non-lucrative visa)
4No minimum stay required - visit once per renewal period
5Renew every 5 years (after initial 2 years)
6Apply for permanent residency after 5 years (requires meeting stay requirements)
7Apply for citizenship after 10 years (requires residence in Spain)

Common Mistakes to Avoid

Not verifying property is free of debts - liens on property disqualify it
Insufficient proof of fund source - be prepared for intense scrutiny of where money came from
Thinking you can mortgage the full €500k - the investment portion must be equity
Not using a specialised lawyer - Golden Visa has specific requirements
Assuming you'll get citizenship easily - you must actually live in Spain for 10 years
Not maintaining the investment - selling below €500k loses your residency

Golden Visa (Investor Visa) FAQs

Last updated: 2026-04-01

Quick Summary

Processing Time: 27 weeks typical
Total Estimated Cost: €500,080+
Documents Needed: 8 documents

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Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Immigration rules change frequently. Always verify current requirements with official sources or consult a qualified immigration lawyer.