2026 guide · Torrevieja and Orihuela Costa
Buying property in Torrevieja as a foreigner
A clear, independent guide for international buyers: the NIE, the Spanish bank account, the reservation and deposit stage, completion before a notary — and what the end of Spain’s golden visa actually means for you.
Torrevieja, July 2026: market price 2.036 €/m² · asking price 2.558 €/m²
Updated: 10 July 2026
This guide is written for people buying a home in Torrevieja and Orihuela Costa from abroad. It is local and independent: nobody here is selling you a property. It walks through the full journey — the NIE, the Spanish bank account, the reservation and deposit contract, and completion before a notary — in plain language.
Foreign buyers are not the exception on this coast; they are close to half the market. In the first quarter of 2026, 44.65% of home purchases in the province of Alicante were made by foreigners. Our first piece of advice has not changed in years: appoint an independent lawyer who speaks your language before you commit to anything.
How does a foreigner buy a home in Torrevieja, step by step?
Yes, you can — and you are far from alone: in the first quarter of 2026, 44.65% of home purchases in the province of Alicante were made by foreigners. The end of the golden visa (April 2025) did not touch the right to buy: you get a NIE, open a bank account, sign the deposit contract and complete before a notary.
Get your NIE
The NIE (foreigner identification number) is the number that identifies you before the Spanish authorities, and nothing can be signed or paid without it. Apply at the Spanish consulate in your country or, by appointment, at a police station in Spain. In Torrevieja, in high season, the wait can reach 4-8 weeks, so start here.
Open a Spanish bank account
You will use it to pay the deposit and the completion funds by bank transfer, and later the property’s utilities.
Reserve the home and sign the arras contract
Once your lawyer has checked the home’s legal status at the Land Registry, you reserve it and sign the contrato de arras: a private deposit contract that fixes the price, the deadline and the conditions until completion.
Sign the deed before a notary
On completion day you sign the escritura (title deed) before a notary, pay the balance and receive the keys. The home is then registered in your name at the Land Registry.
Once you have found the home, the purchase usually takes 2-3 months — a little longer if you need a mortgage.
How to buy safely in TorreviejaDoes the end of the golden visa affect my purchase?
No. Organic Law 1/2025 ended Spain’s investor residence visas on 3 April 2025, including those linked to property purchases of 500.000 € or more. What it did not end is the right to buy: the process — NIE, bank account, deposit contract, notary — is exactly the same as before.
On 3 April 2025, Organic Law 1/2025 put an end to Spain’s residence-by-investment visas — the so-called golden visas — including the route based on buying property for 500.000 € or more. The measure was announced officially by the Spanish government (La Moncloa) and by the Ministry of Housing (MIVAU).
The law included a transitional regime: applications filed before that date continued their process, and permits already granted remain valid until they expire.
For a buyer in Torrevieja, the practical reading is simple. The golden visa was never a requirement for buying, and most purchases on this coast sat well below the 500.000 € threshold anyway. What changed is a residence route for large investors; what did not change is the purchase itself — neither its steps nor its requirements. If your plans depend on residence, speak to an immigration lawyer before you buy.
We covered the first anniversary of the change in our news section (in Spanish): one year without the golden visa · all the news.
Can I finance the purchase with a Spanish mortgage as a non-resident?
Yes. Spanish banks lend to non-residents, though on more conservative terms than to residents: as a guide, financing of 60-70% of the property’s value, with the rest coming from your own funds. Conditions vary from bank to bank and depend on the country where you earn your income, so compare several offers or work with a broker.
A mortgage also stretches the timeline: the bank needs to appraise the property and approve the file before you can sign, so allow a few extra weeks compared with buying with your own funds.
Ask the bank for its terms in writing early on: the financing conditions shape both your budget and your calendar.
What costs come on top of the price?
Ask a tax adviser to confirm the full cost of your case before signing the deposit contract. This page does not replace tax or legal advice.
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Frequently asked questions from foreign buyers
Updated: 10 July 2026
Can foreigners still buy a home in Torrevieja after the end of the golden visa?
Yes. Organic Law 1/2025 ended Spain’s investor residence visas on 3 April 2025, but it did not restrict property purchases in any way. Any foreigner, resident in Spain or not, can buy exactly as before: NIE, bank account, deposit contract and completion before a notary. In fact, in the first quarter of 2026, 44.65% of home purchases in the province of Alicante were made by foreigners.
What do I need before I can sign?
The essential document is the NIE, the foreigner identification number: without it nothing can be signed or paid. You also need a Spanish bank account for the transfers. Apply for the NIE at the Spanish consulate in your country or, by appointment, at a police station in Spain; in high season the wait in Torrevieja can reach 4-8 weeks, so start there.
How long does the purchase take?
Once you have found the home, usually 2-3 months from the deposit contract to the deed. Allow a few extra weeks if you need financing: Spanish banks lend to non-residents, as a guide 60-70% of the property’s value, and they need time to appraise the home and approve the file.
How much should I budget on top of the price?
There are always additional items on top of the agreed price: the purchase tax, the notary, the Land Registry and your lawyer or gestoría. How much they add depends on the type of home, the regional rules and your personal situation, so ask a tax adviser to run the numbers for your specific case before you sign anything.
Sources
- End of the golden visa: official announcements by La Moncloa and the Ministry of Housing (MIVAU), April 2025.
- Foreign purchase share (44.65%, first quarter of 2026, province of Alicante): as reported by the local press.
- Local market data: Datos de Levante price index and idealista asking prices — see the Torrevieja market page.