NIE Number Spain: How to Get One to Buy Property

A NIE number (Número de Identidad de Extranjero) is the personal identification number Spain gives to foreigners, and you cannot buy property in Spain without one – the notary, the tax office and Spanish banks all need it. You apply on form EX-15 and pay fee Form 790, code 012 (€9.84 when you apply in Spain), either in person at a police immigration office in Spain or through the Spanish consulate in the country where you live. All fees and timings below are correct as of October 2026.

What a NIE number is and who needs one

The NIE is issued by Spain’s Directorate-General of the Police. Article 205 of Royal Decree 1155/2024, the regulation implementing Spain’s immigration law, describes it as a personal, unique and exclusive number assigned to, among others, foreigners whose economic, professional or social interests connect them with Spain. Buying a home is exactly that kind of interest. The same number then appears on every document the Spanish authorities issue to you, including a residence certificate or card.

Every person named as a buyer on the deed needs their own NIE number, so a couple buying together makes two applications. The number on its own gives you no right to live in Spain and does not make you a Spanish tax resident. It is simply an identifier.

Where to apply

In Spain. You apply in person at an immigration office (Oficina de Extranjería) or a Policía Nacional station. You need to book an appointment (cita previa) first through sede.administracionespublicas.gob.es. Availability varies by office, so do not leave it until the week before completion. The regulation gives the office a maximum of five days to decide; if you hear nothing in that time, the application is treated as refused.

At a Spanish consulate in the UK. If you live in the UK, you apply through the Spanish consulate covering your area. The Consulate General in London asks applicants to book by emailing cog.londres.leg@maec.es and to prove they live in its consular district. The NIE is sent to you by email.

Through a representative. The London consulate accepts applications from a duly authorised representative holding an apostilled power of attorney; either you or your representative must attend in person. In Spain, the regulation refers to applying in person, so check with the specific office before sending someone on your behalf.

How to get a NIE number in Spain: step by step

Download and complete form EX-15 (Solicitud de NIE y certificados), ideally on screen. In the reason field, state that you are buying property. Write your name exactly as it appears in your passport.
Generate Form 790, code 012 on sede.policia.gob.es and tick “Asignación de Número de Identidad de Extranjero (NIE) a instancia del interesado”. The amount fills in automatically – currently €9.84. Pay it before your appointment.
Book a cita previa at an office covering the place where you are staying (for the Costa del Sol, that means an office in the province of Málaga).
Gather your documents: two copies of form EX-15, your valid passport and a photocopy, proof of payment, and evidence of why you need the number – such as a reservation agreement or a deposit contract (contrato de arras).
Attend in person on the day. Once approved, you receive a certificate showing your NIE number. Keep the original – your notary and bank will want a copy.

NIE fees and waiting times

In Spain: €9.84 (Form 790, code 012); the office has up to 5 days to decide.
Consulate General in London: £8.65, paid by card on the day; the NIE is normally issued within three weeks.
Spanish Embassy in Warsaw (residents of Poland): 43 złoty in cash; about two weeks on average.

Consulates warn that processing can take longer for reasons outside their control. If your completion date is already fixed, build in a margin.

NIE, EU registration certificate and TIE compared

Buyers often confuse these three. The NIE is the number itself. The EU registration certificate and the TIE card are residence documents that carry that number.

	NIE	EU registration certificate	TIE
Who it is for	any foreigner with interests in Spain, including non-residents	EU, EEA and Swiss citizens living in Spain for more than 3 months	non-EU nationals with permission to live in Spain, including British citizens
Form	EX-15	EX-18	EX-17 (general regime)
Fee (790-012)	€9.84	€12.00	€16.08 (first card, general regime); €12.00 (British nationals under the Withdrawal Agreement)
When	before signing the deed	within 3 months of entering Spain	after your residence or stay permit is granted
Right to reside	no	confirms you are registered as a resident	yes, it documents your permit

British buyers after Brexit

For UK nationals, the NIE application itself is no different: form EX-15 and Form 790, code 012. What changed is residence. UK nationals who arrived in Spain from 1 January 2021 and are not covered by the Withdrawal Agreement fall under the general rules for non-EU nationals. They cannot get the EU registration certificate (the green certificate); to live in Spain they need a visa or residence permit and then a TIE. Those who were already resident before the end of 2020 document their rights with a Withdrawal Agreement TIE. Buying a property does not by itself give you the right to stay longer than the standard short-stay limits.

Common mistakes

Starting too late. You cannot sign the deed without a NIE, and appointment availability or consular processing times rarely fit a transaction timetable.
Ticking the wrong box on Form 790-012. The same form covers the NIE, the EU certificate and several TIE cards. For a NIE, select “Asignación de NIE a instancia del interesado”.
No reason given. The regulation requires you to state why you need the number, and consulates ask for documentary proof.
Applying at the wrong consulate. Consulates deal with people who live in their district.
Name mismatches. The details on EX-15 must match the passport you will show the notary.
Treating the NIE as a residence permit. It is only a number.

Frequently asked questions

Do I need a NIE number for buying property in Spain?

Yes. You can reserve a property before you have one, but you need a NIE to sign the deed at the notary and to pay the taxes due on the purchase. Apply as soon as you decide to buy.

How much does a NIE number cost in 2026?

In Spain, Form 790, code 012 costs €9.84. The Consulate General in London charges £8.65 by card (as of October 2026).

How long does it take to get a NIE?

The London consulate normally issues it within three weeks and sends it by email. In Spain, the office has a maximum of five days to decide.

Can someone apply for my NIE on my behalf?

At the London consulate, yes – a representative with an apostilled power of attorney can attend instead of you. In Spain, check with the office first, as the regulation refers to applying in person.

Is a NIE the same as the green certificate?

No. The NIE is a number. The green certificate is the EU registration certificate for EU citizens living in Spain for more than three months; it shows the same number. British citizens arriving after Brexit cannot obtain it.

Do you help with the paperwork?

Yes. When we guide a client through a purchase, we help with the formalities – including when to apply for your NIE and which documents to prepare so that everything is ready before completion.

Buying on the Costa del Sol?

Getting your NIE is one of the first steps. Read our guide to buying property in Spain, download our free e-book for the full process from reservation to completion, or contact our team with questions about a specific property.