NIE Service — Property Purchase Processing
Need a NIE to buy property in Spain? NORA handles the entire process: document review, EX-15 preparation and tracking through to resolution. Designed so your NIE doesn't delay your property transaction.
The NIE (Número de Identidad de Extranjero) is a personal, unique and non-transferable identification number that Spain's National Police assign to every foreigner with economic, professional or social interests in Spain. Its format is one letter, seven digits and a final letter (e.g. X-1234567-A).
A NIE is not a residence permit. It is a tax identification number you need to operate legally in Spain. In the context of buying property, without a NIE you cannot:
Sign the public deed (escritura) at the notary, pay the purchase taxes (ITP, VAT, AJD), register the property at the Land Registry (Registro de la Propiedad), open a Spanish bank account, set up utilities (electricity, water, gas), or file your non-resident tax return (form 210).
In short: the NIE is the very first step for any foreigner buying property in Spain, and it should be requested as early as possible to avoid delaying the completion.
There are different types depending on your nationality and situation. To buy property without living in Spain, you typically need one of these two:
A paper document (not a card) with your identification number. For foreigners who need to complete a specific transaction — like buying property — without residing in Spain.
For whom? EU citizens staying less than 3 months, and non-EU citizens buying without intending to reside.
Validity: The number is permanent; the certificate is valid for 3 months for administrative purposes.
Applied with: Form EX-15 + proof of purchase intent.
A green document certifying your registration as an EU citizen resident in Spain. It includes your NIE number.
For whom? EU, EEA or Swiss citizens who will reside in Spain for more than 3 months.
Validity: Indefinite as long as residency is maintained.
Applied with: Form EX-18 + proof of financial means or employment contract.
What about the TIE (Foreigner's Identity Card)? This is the physical card with a photo issued to non-EU citizens with a residence permit. If you already have a TIE, your NIE is included — no separate application needed.
NORA assesses your situation and tells you exactly which type of NIE you need before starting any paperwork.
Documentation varies slightly depending on the processing route (in Spain or from abroad), but the standard file includes:
| Document | Details |
|---|---|
| Form EX-15 | Official NIE application, completed and signed. Available from the Ministry of Interior website. Must be submitted in duplicate. |
| Passport or EU ID | Valid original + full copy of all pages (passport) or front and back (EU national ID card). |
| Fee 790 code 012 | Proof of payment of the official fee (~€15). Must be paid before the appointment. |
| Proof of purpose | Document justifying the NIE application: reservation contract (arras), pre-sale agreement, letter of intent to purchase, or estate agency certificate. |
| Passport photo | One recent passport-sized photo, white background (required at some offices). |
| Power of attorney (if applicable) | If a legal representative submits on your behalf. Approximate cost: €80-120. |
NORA prepares and reviews your entire file before submission, minimising the risk of rejection due to errors or missing documents.
Timeline: Same day or 5-10 working days.
Requirement: Prior appointment (cita previa) — can be hard to get in Madrid, Barcelona or Málaga.
Best for: Those already in Spain or planning to visit before completion.
Cost: Official fee only (~€15) if self-managed, or €180 + VAT + fee with NORA.
Timeline: 2-6 weeks depending on consular office.
Requirement: Appointment at the Spanish consulate in your country of residence.
Best for: Those who cannot or prefer not to travel to Spain before the transaction.
Note: Documentation is forwarded to the General Police Commissariat in Spain for processing.
Timeline: Similar to in-person in Spain (5-10 working days after submission).
Requirement: Notarised power of attorney granted to a lawyer or legal representative (~€80-120).
Best for: Those who want the process handled without travelling to Spain or depending on consular timelines.
Note: NORA can submit the application on your behalf.
| Item | Cost | Who pays |
|---|---|---|
| Official fee (form 790, code 012) | ~€15 | Always the applicant |
| NORA service — full processing | €180 + VAT | If you use the professional service |
| Power of attorney (if applicable) | €80-120 | Only if processed via representative |
| Sworn translations (if applicable) | Variable | Only if documents are in a non-Spanish language |
In the most common scenario (EU buyer, processed in Spain with NORA), the total cost is approximately €233 (€180 + VAT of €38 + official fee of €15). Compared to other services on the market charging €300-500, NORA offers one of the most competitive rates with legal review included.
We gather your nationality, country of residence, objective (purchase, investment) and expected transaction date to determine the most efficient route.
We check your passport, proof of purchase and supporting documents to prevent rejections. We advise if translations or apostilles are needed.
We complete the EX-15 form, prepare the fee payment (tasa 790) and assemble the full file ready for submission.
We coordinate submission at the relevant office (police station, foreigners' office or consulate) and handle any processing issues.
We confirm the outcome, send you the NIE certificate, and guide you on next steps: opening a bank account and preparing for the notary appointment.
An error on the EX-15 or a missing passport copy can mean rejection and having to rebook an appointment — losing weeks.
If the NIE doesn't arrive before the notary appointment, the entire transaction stalls. We work with milestones to align legal processing with your commercial timeline.
In Madrid, Barcelona and Málaga, foreigners' office appointments can take weeks to become available. We monitor availability and explore alternative offices.
Applying for a white NIE when you need a CUE (or vice versa) invalidates the process. We validate the correct type before starting.
The NIE is not an isolated formality: it is part of a chain of steps that every foreign buyer must complete before and after signing. NORA connects the NIE process with the broader tax and documentary context of your transaction:
Before completion: Once you have the NIE, you can open a Spanish bank account (required for the purchase payment and tax direct debits) and apply for a mortgage if needed. Ideally, the NIE should be ready at least 2-3 weeks before the expected notary date.
At completion: The notary will require the buyer's NIE to execute the public deed (escritura pública de compraventa). No NIE, no deed.
After completion: The NIE is needed to pay the transfer tax (ITP) or VAT+AJD, register the property at the Land Registry, and file the annual non-resident tax return (form 210, IRNR). Calculate your purchase taxes with the NORA calculator.
NORA is designed so that an estate agent or buyer can manage the NIE and the tax report from a single point, without duplicating work or losing track of the transaction calendar.
The official fee (form 790, code 012) is approximately €15. If you use NORA, the professional service costs €180 + VAT, including document review, file preparation and tracking. Typical total cost is around €233 (fee + VAT + official charge).
At a police station or foreigners' office in Spain, it can be issued the same day or within 5-10 working days. Via consulate abroad, 2-6 weeks. The biggest bottleneck is usually getting the appointment, especially in Madrid, Barcelona and Málaga.
Form EX-15, passport (original + full copy), proof of payment of fee 790 code 012, and a document justifying the application (arras contract, pre-sale agreement or letter of intent). If applying through a representative, a notarised power of attorney is also required.
Not necessarily. You can apply at the Spanish consulate in your country, or through a legal representative with power of attorney in Spain. NORA assesses each case to find the fastest and most practical route.
The white NIE is a paper certificate with your identification number, for foreigners completing a specific transaction without residing in Spain. The green NIE is the EU Citizen Registration Certificate for EU nationals residing in Spain for more than 3 months. Both contain a NIE number, but the application process and requirements differ.
The NIE identifies you for tax purposes. It is mandatory for signing the deed, paying taxes (ITP, VAT, AJD), registering the property, opening a bank account and setting up utilities. Without a NIE, no property purchase can be legally completed.
Yes, with no restrictions. You only need a NIE, a Spanish bank account and to meet your tax obligations. Buying property does not grant residency, although investments over €500,000 may qualify for a Golden Visa (subject to legislative changes).
Property purchase underway and need a NIE?
Start today, get your file in order and make sure the NIE doesn't hold up your transaction. €180 + VAT. Official fees separate.
