Can a Polish citizen buy property in Spain without being registered on the local census? Everything you need to know before investing in the Costa Blanca in 2026
The idea of waking up by the Mediterranean, enjoying warm weather for virtually the whole year, and having a second home in one of Europe’s most in-demand areas is no longer just a dream reserved for retirees or major investors.
In 2026, more and more Polish citizens are choosing to buy property in Spain as an investment, a holiday home—or even as a new place to live permanently. The Costa Blanca has cemented its position as one of the top destinations thanks to its beaches, modern infrastructure, safety, and constant air connections with Europe’s major cities.
However, before starting the buying process, there’s one question that keeps coming up among foreign buyers: is it mandatory to have residency or to be registered (empadronado) in Spain in order to buy a property?
The answer is simple—and extremely important for any international buyer: a Polish citizen can legally buy a property in Spain without being registered and without having Spanish residency.
Buying property in Spain as a foreigner is completely legal
Spain has one of the most accessible real estate markets in Europe for international buyers. As members of the European Union, Polish citizens have the right to acquire real estate in Spanish territory under virtually the same conditions as Spanish citizens.
This means that someone living in Poland can perfectly well buy:
An apartment in Benidorm overlooking the sea
A modern villa in Altea
An investment property in Torrevieja
A second home on the Costa Blanca
A home intended for holiday rentals
Without needing to immediately move their tax residency to Spain or register as a permanent resident.
In fact, a large part of the real estate transactions currently carried out on the Costa Blanca involve precisely non-resident foreign buyers who use the home during vacations, for extended stays, or as a property investment in Spain.
What being registered (empadronado) in Spain really means
One of the most common mistakes among international buyers is confusing Spanish administrative concepts that are completely different from one another.
Empadronamiento simply means registering with the city council of the town where a person usually lives. This step mainly serves to prove one’s address and to access certain local public services.
However, empadronamiento does not determine the right to buy a home.
It is also not required for:
signing the purchase deed (deed of sale),
buying a property on the Costa Blanca,
investing in housing in Spain,
or acquiring a second home by the sea.
Many European citizens buy apartments in Spain and continue to live in terms of tax residency in their home countries for years.
The document that is truly required to buy a home in Spain
While you don’t need to be registered, there is an essential requirement for any foreigner who wants to buy a property in Spain: the NIE (Foreigner Identification Number).
The NIE works as a tax ID for foreigners and is absolutely necessary to carry out significant financial and economic transactions in Spain.
Without this number, it is not possible to:
buy a home in Spain,
open a Spanish bank account,
set up utilities/supplies,
sign before a notary,
or apply for a mortgage in Spain for foreigners.
The process to obtain the NIE is usually relatively straightforward, although in some high-demand areas it may take several weeks due to the volume of international applications.
Mortgage in Spain for non-resident Polish buyers
Another aspect that generates enormous interest among foreign buyers is mortgage financing.
Today, many Spanish banks offer specific products for non-resident European citizens who want to buy property on the Costa Blanca.
In 2026, Spanish financial institutions typically finance approximately between the 60% and 70% of the purchase value for non-resident buyers. For certain strong financial profiles, some institutions may offer more competitive terms.
To access a mortgage, it is normally necessary to provide:
proof of income,
tax returns from the country of origin,
financial history,
employment or business documentation,
and international credit reports.
Mortgage pre-approval usually takes between 10 and 20 days, depending on the bank and the complexity of the transaction.

The real costs of buying a property on the Costa Blanca
One of the major advantages of Spain’s real estate market is the legal transparency of the buying process. However, many foreign buyers don’t realize that the home price does not represent the total final cost.
In the Valencian Community, including Benidorm, Altea, Alicante, or Torrevieja, additional expenses are typically around 10% to 14% of the purchase value.
Within these costs, you will usually find:
transfer taxes,
VAT on new-build homes,
notary fees,
property registry fees,
legal fees,
mortgage appraisal fees,
bank fees,
administrative procedures related to foreign buyers.
For this reason, most international investors work with lawyers specialized in Spanish real estate law to ensure maximum legal security throughout the entire transaction.
Why the Costa Blanca continues to attract Polish buyers
The growth of Polish interest in Spain’s real estate market is not a coincidence. The combination of Mediterranean weather, European stability, and quality of life has made the Costa Blanca one of the most appealing places to buy a home abroad.
Along with more than 300 sunny days a year, many buyers especially value:
security,
Spanish healthcare,
air connections to Europe,
Mediterranean lifestyle,
gastronomy,
access to the sea,
and the potential for returns through holiday rentals.
In cities like Benidorm, international demand continues to rise for both investors and families looking for a calmer life by the Mediterranean.
The option to buy property in Spain without needing permanent residency remains one of the most important factors driving growth in the international real estate market on the Costa Blanca—especially among Polish citizens who want to combine investment, quality of life, and freedom of movement within Europe.
To learn more about buying property in Spain, visit our guide for buyers. Click here!
For Polish buyers: Click here!
































































































































































































































