If you have decided to buy property in Spain, you will need to complete two essential administrative steps before the purchase can proceed: obtain a NIE number (Número de Identificación de Extranjero) and open a Spanish bank account. These are not optional — they are legal requirements for completing a property transaction in Spain. Granfield Estate provides full assistance with both.
What Is a NIE Number and Why Do You Need It?
The NIE (Número de Identificación de Extranjero) is a unique tax identification number issued to foreigners in Spain. It is required for:
- Buying or selling property in Spain
- Signing a purchase contract or deposit agreement (contrato de arras)
- Opening a Spanish bank account
- Paying property taxes (ITP, IVA, notary fees)
- Registering utilities in your name
- Any other legal or financial transaction in Spain
Without a NIE, the notary cannot complete the property transaction. It is the very first document you need to obtain.
NIE vs TIE: What Is the Difference?
Many people confuse the NIE with the TIE. The NIE is a tax identification number — it is a paper document (a white A4 sheet with your number) and does not grant you any residency rights. The TIE (Tarjeta de Identidad de Extranjero) is a physical residency card issued to those who have already obtained a residence permit. For property purchases, the NIE is what you need — even if you are buying as a non-resident.
How to Get a NIE Number in Spain: Step-by-Step
Step 1 — Book a Police Appointment (Cita Previa)
NIE applications are processed at the local police station's foreigners department (Oficina de Extranjería). You must book an appointment online in advance — walk-ins are not accepted. Only one person is admitted per appointment (cita). At the time of writing, waiting times at the Torrevieja police station can be up to 4–8 weeks, depending on the season.
Step 2 — Prepare the Required Documents
Arriving with incomplete documents means starting over. The standard document pack for a NIE application includes:
- Completed EX-15 application form (one per applicant)
- Original passport + photocopy of the data page
- One passport-sized photograph
- Proof of the reason for requesting the NIE (e.g., a property purchase contract, deposit agreement, or lawyer's letter)
- Proof of payment of the state fee — Form 790, Code 012 (currently €9.87), paid at any Spanish bank before the appointment
Step 3 — Attend the Appointment
Arrive at the police station on time with the full document pack. The officer will verify your documents and register your application. The NIE number is usually confirmed the same day or within a few days — the officer will tell you when and how to collect it.
Step 4 — Collect Your NIE
You (or your authorised representative) collect the NIE certificate from the police station. The document is a white A4 sheet with your NIE number and personal details. Keep it safe — you will need it for every subsequent legal transaction in Spain.
Common Mistakes That Delay Your NIE
- Wrong form: using form EX-18 (for EU citizens applying in their home country) instead of EX-15.
- Wrong tax code: paying fee 790 with the wrong code or at the wrong bank.
- Insufficient reason: not providing a document that justifies the NIE request.
- Missing photocopies: some offices require notarised copies, not just standard photocopies.
- Arriving late: the police strictly enforce appointment times — if you miss your slot, you start again.
How Granfield Estate Can Help
Our team processes NIE applications regularly and knows exactly what each local police office requires. We offer:
- Preparation of all documents and forms
- Payment of the state fee on your behalf
- Booking of your cita previa in advance
- Accompany you on the day, or obtain the NIE on your behalf through a notarised power of attorney (you don't need to travel to Spain)
We also handle opening your Spanish bank account simultaneously, so both requirements are sorted before your property search even begins.
NIE and Bank Account Service: Costs and Timeline
We recommend tackling the NIE and bank account at the same time to avoid delays. Our combined service costs €590 — €300 upfront, with the remainder due after both the NIE is obtained and the account is opened. For each additional applicant (e.g., a spouse buying jointly), add €100.
If you later proceed with a property purchase through Granfield Estate, these costs are taken into account and credited against our transaction fee.
Frequently Asked Questions
Can I get a NIE without travelling to Spain?
Yes. With a notarised power of attorney, our lawyers can obtain the NIE on your behalf. You sign the power of attorney at a Spanish consulate in your home country (or we can arrange it in Spain during a prior visit), and we handle everything else.
How long does the NIE stay valid?
The NIE number itself is permanent and does not expire — it is linked to you for life. However, the NIE certificate document issued at the police station is typically valid for 3 months for procedural purposes. For property purchase, you need to use it within this window.
Can I start searching for property before I have a NIE?
Yes — you can search and even agree on a purchase. However, you must have your NIE before signing the deposit agreement or purchase contract at the notary. We recommend starting the NIE process as early as possible given the waiting times.
Do EU citizens need a NIE to buy property in Spain?
Yes. All foreign nationals — regardless of nationality — must have a NIE to complete a property purchase in Spain. EU citizens and non-EU citizens follow the same process.
Frequently Asked Questions
What is NIE and why is it needed for purchasing property in Spain?
NIE (Número de Identificación de Extranjero) is the individual tax identification number for foreigners in Spain. Without it, the notary cannot carry out the sale transaction. NIE is also necessary for opening a bank account in Spain, paying taxes, signing utility contracts, and any other legal actions in the country.
How long does it take to obtain NIE in Spain?
The procedure itself takes 1–3 working days from the moment of document submission. The bottleneck is the appointment (cita previa) at the foreign affairs office: in Torrevieja, waiting times during the high season can reach 4–8 weeks. Granfield Estate schedules clients in advance, significantly reducing this waiting time.
Can someone obtain NIE on my behalf with a power of attorney?
Yes, but only with a notarized power of attorney (poder notarial) issued by a Spanish notary. Our lawyers can obtain NIE completely without your physical presence at the police — you grant the power of attorney upon arrival, and we take care of the rest.
What is the difference between NIE and TIE?
NIE is a tax identification number, issued on an A4 sheet of paper, and does not grant any residency rights. TIE (Tarjeta de Identidad de Extranjero) is a plastic residence card, which is issued after obtaining residency. To purchase property, NIE is sufficient — even if you are buying as a non-resident.
What mistakes most often delay the processing of NIE?
The most common issues are: incomplete document package (absence of form EX-15, payment receipt for fee form 790, or supporting document for obtaining NIE), copies without originals, and lack of clear confirmation of the purpose of the application (deposit agreement, lawyer's letter). Granfield Estate prepares a complete document package in advance to eliminate any delays.
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