Als EU-Bürger kaufen Sie in Spanien ohne Visum — wir begleiten Sie durch den gesamten Prozess
German nationals buy property in Spain with full EU rights — no visa, no special permit required. What you need is independent advice in a market that works very differently from Germany.
What being German means for your Spanish purchase
German buyers have the same EU freedom of movement advantages as all EU nationals — which are significant compared to non-EU buyers. Here is what applies specifically to German nationals.
No visa required — EU registration applies
As an EU citizen, you have the unconditional right to buy property in Spain and to reside there. There is no visa application, no income threshold to prove, and no permit process equivalent to the Non-Lucrative Visa (NLV) that British, Canadian, and American buyers must navigate. If you plan to live in Spain for more than three months, you register on the Registro Central de Extranjeros with your German passport — a straightforward administrative step. The Schengen 90-day rule does not apply to EU citizens.
19% IRNR — the EU tax rate, not 24%
Non-resident property owners in Spain pay annual IRNR (Impuesto sobre la Renta de No Residentes) on imputed rental income via Modelo 210. EU and EEA citizens pay 19% — significantly below the 24% rate that applies to non-EU nationals such as British buyers. If you rent the property, EU residents can also deduct allowable costs (mortgage interest, community fees, maintenance, management fees, insurance) before calculating the tax — a deduction not available to non-EU residents. This makes the tax position meaningfully better for German buyers than for comparable non-EU buyers at the same property value. Full guide to Spanish property taxes for non-residents.
Germany-Spain double taxation treaty
Germany and Spain have a comprehensive double taxation treaty (Doppelbesteuerungsabkommen). Under the treaty, Spanish-source income — including rental income from a Spanish property — is primarily taxable in Spain. Germany then applies the exemption method (Freistellungsmethode) for most Spanish-source income, though the income is still counted when calculating the German tax rate on your overall income (Progressionsvorbehalt). Capital gains on the sale of Spanish property are taxed in Spain under the treaty, but Germany may also apply Progressionsvorbehalt. The specifics depend on your individual situation — a German tax adviser (Steuerberater) with international property experience is worth consulting before purchase.
Buyer representation for German nationals in Valencia and the Costa Blanca
reSELECTA works exclusively on the buyer’s side. We do not list properties for sellers. Our mandate is to find the right property for you and manage the full purchase on your behalf.
Property search — listed and off-market
We search the full Valencia and Costa Blanca market: publicly listed properties and the off-market inventory that never reaches Immobilienscout, Idealista, or Rightmove. The best properties in Javea, Moraira, and Altea are rarely advertised publicly.
Independent valuation and assessment
We give you an honest view of what each property is worth and whether the asking price reflects current market reality. We have no commercial interest in any specific property — our interest is your outcome.
Negotiation on your behalf
We negotiate with the seller’s agent. The Spanish market — particularly the Costa Blanca — has meaningful room for negotiation that international buyers often do not fully use. We work to improve the outcome, not confirm the asking price.
Legal coordination and due diligence
We work alongside your Spanish solicitor through the full legal process: nota simple review, planning compliance, community fees, contract checks, and coordination through to notary. We coordinate all parties so nothing falls between the gaps.
Tax and registration guidance
NIE, IBI, Modelo 210, community registration, Spanish bank account — we explain each step, refer you to trusted professionals, and ensure the administrative side of the purchase is handled correctly from the start.
From first conversation to Schlüsselübergabe
A typical reSELECTA engagement takes three to six months from initial briefing to completion. The timeline depends primarily on how clearly defined your criteria are and how quickly you make decisions when you find the right property.
Initial briefing
We discuss your criteria in detail: location, property type, budget, intended use (primary residence, holiday home, or rental), and timeline. This shapes every decision that follows.
Market search
We search listed inventory and our off-market network. We filter to a curated shortlist based on what genuinely fits your criteria — not a long list of everything loosely matching your budget.
Viewings
We organise a viewing trip to Spain and accompany you to each property. We give you our independent assessment on-site and handle all coordination with listing agents.
Offer and legal checks
Once you identify a property, we negotiate the offer. Your solicitor simultaneously reviews the nota simple, planning status, and any encumbrances before any deposit is paid.
Completion
Contracts are signed, the balance is paid at the notary, and the property is registered in your name. We coordinate the handover and can refer you to property management services if needed.
What makes us different
Most agents in Spain work for the seller. reSELECTA works for the buyer — exclusively. That distinction drives every part of how we operate.
Exclusively buyer-side
We do not list properties for vendors. We cannot be paid by both sides of a transaction. Our fee comes from you, and our advice is not filtered through anyone else’s commercial interest.
Deep local knowledge
We work in Valencia and the northern Costa Blanca — not across the entire Spanish coast. The urbanisations, planning rules, community dynamics, and off-market networks in Javea, Moraira, and Altea are what we know in detail.
A large German community on the Costa Blanca
The northern Costa Blanca — particularly Moraira, Javea, and Altea — has one of the largest concentrations of German property owners in Europe. We understand this market and the specific questions German buyers tend to ask about process, pricing, and planning compliance.
Selective and personal
We work with a limited number of buyers at any one time. This is deliberate — it keeps the work focused and the relationship genuinely personal rather than process-driven.
Questions German buyers typically ask
Do German citizens need a visa to buy property in Spain?
No. German nationals are EU citizens and have the unconditional right to purchase property in Spain and to reside there under EU freedom of movement. No visa, no permit, and no income threshold applies to the purchase itself. If you plan to live in Spain for more than three months, you register on the Registro Central de Extranjeros with your German passport — this is an administrative registration, not a visa application, and it is straightforward. The Schengen 90/180-day rule applies only to non-EU nationals, not to German citizens.
What taxes does a German buyer pay on Spanish property?
At purchase: ITP (Impuesto sobre Transmisiones Patrimoniales) on resale properties — 10% in the Valencian Community — or IVA at 10% on new build. Stamp duty (AJD, Actos Jurídicos Documentados) at 1.5% applies on new builds. Annually as a non-resident owner: IBI (local property tax, typically €500–2,000/year depending on property value), and IRNR via Modelo 210 (imputed income tax at 19% for EU citizens on 1.1% or 2% of the property’s cadastral value). If you rent the property, rental income is also subject to IRNR at 19%, net of deductible expenses. Full breakdown of non-resident property taxes in Spain.
How does the Germany-Spain double taxation treaty work for property owners?
Under the Doppelbesteuerungsabkommen between Germany and Spain, Spanish-source income (including rental income from a Spanish property) is primarily taxed in Spain. Germany generally applies the Freistellungsmethode — the income is exempt from German income tax, but it is included in the Progressionsvorbehalt calculation, meaning it can push up the rate applied to your German income. Capital gains on the sale of Spanish real estate are taxed in Spain under the treaty. The practical implication: you file and pay tax in Spain, and this income is generally not double-taxed in Germany — though your German Steuerberater needs to reflect it correctly in your German return. Individual circumstances vary significantly, so specialist advice is worth the cost before you buy.
Can German buyers get a Spanish mortgage?
Yes. Spanish banks lend to non-resident EU citizens, typically at 60–70% LTV on the purchase price or tasación (bank valuation), whichever is lower. As a German national with verifiable income, you are a straightforward applicant for most Spanish lenders. You will need to provide: German tax returns (Einkommensteuerbescheid) for the last two years, recent payslips or business accounts if self-employed, German bank statements, your German credit register (Schufa-Auskunft), and the property’s nota simple. Fixed-rate Spanish mortgages for non-residents currently run in the 3.5–4.5% range (2025). Full guide to Spanish mortgages for non-residents.
Is the Costa Blanca popular with German buyers? Which areas?
Yes — the northern Costa Blanca is one of the most popular destinations for German property buyers in Europe. The areas with the highest concentration of German owners are Moraira, Javea (Xàbia), Altea, and Calpe, as well as the inland villages of Benissa and Teulada. These communities have had significant German populations for decades and have corresponding infrastructure: German-speaking lawyers, property managers, healthcare professionals, and social networks. Moraira in particular has a longstanding reputation as one of the most popular German destinations on the Spanish Mediterranean coast.
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Tell us what you are looking for in Valencia or the Costa Blanca. We will assess whether we can help, and explain clearly how the process works.
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