NIE number for foreign property buyers — the step-by-step (2026)

The NIE (Número de Identidad de Extranjero — Foreigner's Identity Number) is the Spanish tax identification number issued to non-Spanish nationals. You cannot complete a property purchase in Spain without one. The good news: the application is straightforward when you know which of three routes to use and don't leave it to the last minute.

What the NIE is — and isn't

The NIE is a unique personal identification number issued by the Spanish Directorate-General of the Police (Dirección General de la Policía) for tax and administrative purposes. It looks like a letter followed by 7 digits and another letter (e.g. Y-1234567-A).

Important: an NIE is not a residency permit and does not grant the right to live or work in Spain. It's a tax identifier only. EU/EEA nationals planning to live in Spain register their residency separately (NIE-Verde / Certificado de Registro de la UE); non-EU nationals follow a different residency process (TIE). This guide covers the NIE for property-buying foreigners only.

When you need the NIE

You can view apartments, reserve a property, and even sign a private reservation agreement without an NIE. You cannot:

Sign the escritura pública (the deed of sale) at the notary
Be registered as owner at the Land Registry
Open most Spanish bank accounts
File the IBI in your name afterwards
Sign up for utilities at the property

Apply early. The NIE is the longest-lead-time non-negotiable in the buying process.

Three application routes

Route 1: in Spain, at a National Police station

The fastest and most reliable route. You attend a Comisaría de Policía with NIE / immigration office in person, with documentation, and the NIE is typically issued within a few working days.

What you need:

Form EX-15 (Solicitud de Número de Identidad de Extranjero) — downloadable from the Policía Nacional website, filled in and signed
Form Modelo 790 Código 012 — the payment slip for the fee, with proof of payment at a Spanish bank (typically around €10–€12)
Original passport plus one photocopy
One passport-size photo (sometimes asked, sometimes not — bring one to be safe)
Written justification of why you need the NIE — for property buyers this is the reservation contract or a letter from your lawyer stating you intend to purchase a specific property

Appointment: book online via citaprevia.gob.es. Appointments at busy stations (Málaga, Marbella) can have a 2–4 week wait, especially in summer. Less-busy stations (Estepona, Fuengirola) typically have shorter waits.

Timeline: appointment → submission → NIE certificate issued in 3–10 working days, depending on the station. You collect the certificate in person.

Route 2: abroad, at a Spanish consulate

If you cannot travel to Spain before the purchase, the Spanish consulate in your country of residence can issue the NIE. Same EX-15 form, same supporting documentation, fee paid via the consulate's system.

Drawbacks:

Slower — typically 3–8 weeks for the certificate to be processed and returned
Consulate-dependent — some consulates have heavy demand and limited NIE appointments (London is notorious; Amsterdam and Berlin are more efficient)
You must appear in person at the consulate to submit

Practical tip: if you're considering this route and the wait is longer than 4 weeks, it may be faster to fly to Spain and apply in person at a less-busy station — the trip pays for itself in timeline compression.

Route 3: by power of attorney

If you cannot travel to Spain and the consulate route is slow or unavailable, you can grant a power of attorney (poder notarial) to your Spanish lawyer to apply for the NIE on your behalf.

The power of attorney is signed at a notary in your country of residence (notarised) and then apostilled (under the Hague Convention) for use in Spain. Your lawyer then files the EX-15 in Spain in your name.

Timeline: the in-Spain part is the same 3–10 working days. The slower part is getting the apostilled power of attorney to Spain — typically 2–4 weeks for the document chain to complete.

Cost: the notarial fees for the power of attorney (in your country) plus the apostille plus the lawyer's filing fees in Spain typically run €300–€700 in total.

Costs

Item	Cost
NIE government fee (Modelo 790)	~€10–€12
Lawyer's fee for handling NIE application (if you don't do it yourself)	€150–€350
Notary + apostille for power-of-attorney route (additional)	€200–€500
Translation of supporting documents (if required by the police)	€80–€150

If you do it yourself in person in Spain, the NIE costs you essentially the €12 government fee plus travel. Lawyers charge their fee because the paperwork has specific requirements that go wrong in non-trivial ways the first time.

The NIE certificate doesn't expire — but be careful

The NIE number itself is permanent. The physical certificate issued at the station is often referred to as having an "expiry" of 3 months — this is the validity for using it administratively without re-verification. For property purchase that's typically fine because you'll use it within the validity window.

If you applied for the NIE years ago and the certificate is old, your lawyer may ask you to obtain a fresh certificate before signing the escritura — this is normal and quick (back to the same police station with the same documentation).

Common pitfalls

Leaving the NIE to the last fortnight before completion. Don't. The appointment alone can be 2–4 weeks at busy stations.
Going to the wrong station. Not every Comisaría handles NIE applications — confirm before booking.
Bringing only a passport copy. The original is required at the appointment.
Forgetting the EX-15 signature. The form must be signed by you (or by your lawyer with apostilled power of attorney). Unsigned forms are rejected.
Trying to pay the Modelo 790 fee at the police station. It must be paid at a Spanish bank (any branch) before the appointment, with the stamped receipt presented as proof.

Practical recommendation

If you're in the early stages of buying — even before you've identified a specific apartment — start the NIE application now. The number doesn't expire, you'll need it eventually, and getting it early removes one of the three things that typically cause completion-date slippage (NIE, bank account, and lawyer due diligence).

If you're already past the offer stage, work with your lawyer to compress the timeline: in-person Spain application + lawyer attendance is the fastest route, typically completable in 2 weeks total from booking the appointment.

NIE number for foreign property buyers.

Have a question we didn't answer?