Buying property in Cadaqués as a foreigner: NIE, financing and taxes (2026)

Buying a home in Cadaqués as a foreigner is entirely possible — there are no restrictions based on nationality — but it helps to know a few things first: you need an NIE, non-resident financing usually reaches 60–70%, purchase taxes add around 10–13%, and since April 2025 buying no longer grants a Golden Visa. This guide covers the essentials, as of 2026.

Can a foreigner buy in Cadaqués?

Yes. There are no restrictions based on nationality: both EU and non-EU citizens can buy property in Spain on equal terms. What differs from a resident buyer is mainly a few preliminary steps, financing and some tax details.

The NIE and a bank account

The NIE (foreigner's identification number) is essential to buy and to sign before a notary. You apply for it at a police station in Spain or at the Spanish consulate in your country of residence. Many buyers also open a Spanish bank account to pay taxes, utilities and community fees.

Financing for non-residents

Spanish banks typically finance up to 60–70% of value for non-residents, compared with around 80% for residents. In practice you should have about 40% of the price in savings: roughly 30% as the non-financed portion and 10% for taxes and costs.

Purchase taxes and costs

Budget around 10–13% on top of the price. On resale property, transfer tax (ITP) in Catalonia ranges from 10% to 11%, with higher bands for higher-value homes; on new-build you pay VAT (10%) plus stamp duty. Notary, land registry and conveyancing fees are added. Purchase taxes are the same for foreigners and residents.

Does buying grant residency? The Golden Visa is gone

Until 2025, investing €500,000 in real estate granted a Golden Visa, an investor residence permit. That programme was abolished on 3 April 2025 (Organic Law 1/2025): buying property in Spain no longer grants residency. Those seeking to reside have other routes (for example the non-lucrative or digital-nomad visa), unrelated to the purchase.

What about the "100% tax" on non-residents?

In 2025 a proposal was announced to tax non-EU, non-resident home purchases more heavily — a surcharge, not a literal "100% tax". As of 2026 it is not in force: it was tabled as a bill but has not been approved. Today foreigners buy under the same rules as before. It is worth following its progress.

Buying remotely: power of attorney

Many foreign buyers cannot be in Spain for every step. This is solved with a notarised power of attorney to a lawyer or trusted person, who can sign on their behalf.

When you later sell: the 3% retention

If you later sell as a non-resident, the buyer is legally required to withhold 3% of the price and pay it to the tax authority (Form 211) as an advance on your capital-gains tax. It is worth planning for from the start.

You can browse properties for sale and read more about the overall process in our complete guide to buying a home in Cadaqués.

Information as of 2026; tax and immigration rules can change. Check your situation with professional advice.