The foreigner tax number you need before you can buy, bank or sign: what it is, the three ways to obtain it, the documents, the cost and the realistic waiting times.
Nothing legal happens in a Spanish property purchase without an NIE. It is the first box to tick, and getting it early avoids the classic last-minute delay at completion. Here is what it is and, in practice, how to get one.
What the NIE is, and is not
The NIE, Número de Identidad de Extranjero, is a personal tax identification number for foreigners. It is not a residency permit and it does not make you a Spanish tax resident. You can hold an NIE and live entirely abroad.
You need it to sign the deed, pay property taxes, open a bank account, set up utility contracts, buy a car and inherit. It is issued once and it does not expire, although the paper certificate it comes on may carry a validity date for some administrative uses.
Three ways to get it
Pick the one that matches your timetable:
- In Spain, in person: at a National Police station or Oficina de Extranjería, by prior appointment (cita previa). Fastest when appointments are available, sometimes same day.
- From your home country: at the Spanish consulate. Slower, often several weeks, but you arrive ready to buy.
- Through a lawyer or gestor with a power of attorney: they attend for you. This is what most buyers end up doing, because it runs in the background while you are choosing a property.
What you need to take
Requirements vary slightly by office, so confirm with the specific consulate or police station, but the core list is stable:
- Form EX-15, completed and signed.
- Your passport, plus a photocopy of the identity page.
- A reason for the request: for buyers, the reservation contract, a note from your lawyer or a letter from the agency.
- Proof of payment of the fee, form Modelo 790 código 012. The fee is small, of the order of €10 to €12.
- If someone acts for you, the power of attorney, and their identification.
How long it takes
In Spain, the constraint is the appointment, not the paperwork: once you are at the desk it is quick, and the certificate is often issued the same day or within a few days. Through a consulate, allow several weeks and check its own published times. Through a lawyer with a power of attorney, allow two to four weeks end to end.
The mistakes that cost people weeks
Three recur:
- Leaving it until the arras contract is signed, so the completion date has to move.
- Only one spouse applying. If two people will be on the deed, both need an NIE.
- Losing the certificate. Scan it the day you get it: replacing it is another appointment.
After the NIE
With the NIE in hand you can open the bank account and your lawyer can proceed. The next real milestone is the legal check on the property, which is what the buying-process guide covers step by step.
Questions people ask
How much does an NIE cost?
The administrative fee itself is small, of the order of €10 to €12, paid with form Modelo 790 código 012. If a lawyer or gestor obtains it for you under a power of attorney, their fee is separate and typically a few hundred euros including the notarised power.
Does the NIE expire?
The number itself is permanent and does not change. The certificate you are given may show a validity period for certain administrative purposes, in which case a fresh certificate can be requested; the number stays the same.
Do both my partner and I need one?
Yes, if both of you will appear on the deed. Each owner needs their own NIE.
Can I get an NIE without buying anything?
You need a valid economic, professional or social reason for the request. Buying a property is one of the most straightforward, and the reservation contract is normally accepted as evidence.
Is the NIE the same as an NIF or a TIE?
The NIE is the number. The NIF is the general term for a Spanish tax identification number, which for a foreigner is the NIE. The TIE is a physical residence card for non-EU residents, which is a different thing altogether.