Spain's Golden Visa is gone: your realistic residency options as a property buyer in 2026

Published 2 July 2026 · Updated 3 July 2026

What changed - and what stayed the same

On 3 April 2025 Spain ended the Golden Visa route - including the EUR 500,000 property route - under Organic Law 1/2025. No new Golden Visa applications are accepted. Existing Golden Visa holders keep their permits and can renew under transitional rules.

What did not change is the property market itself. Buying property in Spain remains fully open to non-residents - ownership was never conditional on holding a Spanish residency permit. Non-EU nationals without residency still have the usual short-stay rights in Schengen - 90 days in any 180-day period.

Who should read this

This guide is written for Costa del Sol sellers, buyers and estate agents who want practical, realistic pathways to live in Spain after the Golden Visa ended. It focuses on the options used in 2026 by people who buy property and want some form of residency that fits a lifestyle or work pattern.

What are the realistic alternatives in 2026?

The main options relevant to property buyers in 2026 are the Non-Lucrative Visa and the Digital Nomad Visa. Work, student and family routes also exist and may fit specific circumstances. Below are the key features you must know, using the verified facts available.

Non-Lucrative Visa - who it suits

The Non-Lucrative Visa is aimed at people with sufficient passive income to live in Spain without working there. For 2026 the headline figures you should use for planning are: roughly EUR 2,400 per month for the main applicant - this represents 400% of IPREM - plus around EUR 600 per month per dependant. Under this route working in Spain is not allowed.

Because IPREM updates annually, confirm the current figure with an immigration professional before you apply. The Non-Lucrative Visa is typically used by retirees, long-term investors and others who can demonstrate stable, non-Spanish income and comprehensive health insurance.

Digital Nomad Visa - who it suits

The Digital Nomad Visa is designed for people who work remotely for non-Spanish employers or clients. The verified planning figure for 2026 is an income threshold around 200% of the national minimum wage - roughly EUR 2,700-2,800 per month. This visa is for remote, cross-border employment or contracting rather than employment with a Spanish company.

Because minimum-wage figures update annually, confirm the current threshold with an immigration professional before applying.

Work, student and family routes - when they make sense

Work visas remain the standard route to live and work in Spain for those with Spanish employers or qualifying salaried contracts. Student visas allow long-stay stays tied to study programs. Family reunification is available when you have qualifying relatives already legally resident in Spain. These routes are the usual legal pathways for permanent employment, training and family life - they may suit buyers who will relocate with work or study ties, or who have family connections.

Can I buy property now and still become resident later?

Yes. Property ownership is independent of residency. You can buy on the Costa del Sol as a non-resident: ownership was never conditional on a visa. If you later decide to pursue residency, choose the route that fits your personal situation - Non-Lucrative, Digital Nomad, work, student or family.

Bear in mind the 90/180 Schengen rule if you intend to spend extended periods in Spain before obtaining residency. Non-EU nationals without a residency permit can spend 90 days in any 180-day period in Schengen.

Quick comparison - practical checklist for property buyers

Route	Who it suits	Key financial bar	Work allowed in Spain?
Golden Visa	Large investors who already applied	Ended 3 April 2025 under Organic Law 1/2025 - no new applications	Existing holders keep permits and can renew under transitional rules
Non-Lucrative Visa	People with passive income - retirees, investors	Roughly EUR 2,400/month for main applicant - 400% of IPREM; around EUR 600/month per dependant - confirm IPREM before applying	No
Digital Nomad Visa	Remote workers for non-Spanish employers or clients	Income threshold around 200% of the national minimum wage - roughly EUR 2,700-2,800/month - confirm current minimum wage before applying	Work remotely for non-Spanish employer or clients - not for local employment
Work, Student, Family	People with Spanish employment, study offers or qualifying family ties	Varies by route	Yes - dependent on route

Practical steps if you are buying on the Costa del Sol now

1. Decide your residency aim before you commit to a purchase - it affects financing, tax planning and long-term use of the property. If your primary goal is residency, choose the most realistic visa route for your circumstances.

2. Budget for ongoing costs rather than just the purchase price - healthcare coverage, proof of sustained income, local taxes and maintenance are all essential. For Non-Lucrative and Digital Nomad planning, use the verified income figures above as starting points and confirm the current IPREM and minimum wage figures first.

3. Use credible local advisers. Work with a Spanish lawyer or gestor who knows property and a qualified immigration professional who can confirm up-to-date thresholds and documentation. Rules that depend on IPREM and the national minimum wage change yearly - confirm the current figures before you apply.

4. Consider short-term strategies. If you are not eligible for a long-stay visa now, you can still hold the property and use permitted Schengen time - 90 days in any 180-day period - while you prepare an application or wait for a qualifying situation like a job offer or family link.

What about mortgages and finance for non-resident buyers?

Buying with a mortgage is still possible for non-residents, but lending criteria are set by banks and often include income and affordability checks in euros. Lenders will assess your residency intentions as part of affordability and risk analysis, so be clear about whether you are applying for a residency route or intend to remain a non-resident owner.

Work with local mortgage brokers who understand non-resident lending and the Costa del Sol market. They can explain required documentation, deposit expectations and likely loan-to-value ranges without you having to guess legal thresholds.

Estate agents - how to advise clients now

As an agent on the Costa del Sol your clients will ask directly about residency. Use plain facts: the Golden Visa closed on 3 April 2025 under Organic Law 1/2025 and no new applications are accepted. Existing holders keep their permits and can renew under transitional rules. Point clients to the realistic alternatives - Non-Lucrative and Digital Nomad in particular - and emphasise that IPREM and minimum-wage figures change annually, so they must verify current thresholds with an immigration professional.

Help clients by preparing a clear package of property cost projections and by recommending vetted immigration advisers. The easier you make the residency decision, the faster the sales process can move.

Common pitfalls to avoid

1. Assuming the Golden Visa is still available. It is not - Organic Law 1/2025 ended the route on 3 April 2025.

2. Using out-of-date income thresholds. IPREM and the national minimum wage update each year - always confirm current figures before advising or applying.

3. Believing property ownership equals residency. Ownership remains open to non-residents but does not grant residency rights beyond Schengen short-stay allowances.

FAQ

Q: Can I still get residency by buying a EUR 500,000 property?
A: No. The EUR 500,000 property route was part of the Golden Visa scheme that ended on 3 April 2025 under Organic Law 1/2025. No new Golden Visa applications are accepted. Existing Golden Visa holders keep their permits and can renew under transitional rules.

Q: If I buy property, how long can I stay in Spain without residency?
A: Non-EU nationals without residency can spend 90 days in any 180-day period in Schengen. Buying a property does not change that entitlement.

Q: Which route is best if I have steady passive income?
A: The Non-Lucrative Visa is the standard route for people with passive income and who do not intend to work in Spain. For 2026 planning, use roughly EUR 2,400 per month for the main applicant - 400% of IPREM - plus roughly EUR 600 per month per dependant. Confirm IPREM before applying.

Q: Can I move to Spain if I work remotely?
A: Yes, the Digital Nomad Visa is intended for remote workers for non-Spanish employers or clients. The planning threshold for 2026 is around 200% of the national minimum wage - roughly EUR 2,700-2,800 per month. Confirm the current minimum-wage figure before applying.

Q: Should I still buy property on the Costa del Sol if my primary goal is residency?
A: Yes, you can. Property ownership is independent of residency. But choose the visa route that best matches your income and purpose, and verify income thresholds and documentation requirements with an immigration professional.

Closing practical checklist

• Decide whether your priority is residency, rental yield, lifestyle or capital appreciation.
• Match your residency aim to one of the realistic routes - Non-Lucrative, Digital Nomad, work, student or family.
• Confirm current IPREM and minimum-wage figures with an immigration professional before applying.
• Engage a local property lawyer and an immigration adviser early in the process.
• Prepare long-term cost projections - taxes, healthcare cover, maintenance and insurance.

For up-to-date listings and notary-verified market data on the Costa del Sol, browse live properties on PropertyList. Agents can join the MLS at the same link to reach motivated buyers and share verified transaction data: https://propertylist.es