Spain’s Golden Visa Is Dead.

18th April 2026 by Nabiil

Here's Exactly How to Still Buy & Live in Marbella in 2026

If you've been dreaming of owning a luxury villa on the Costa del Sol, you may have heard the news: Spain's Golden Visa is officially gone. Ended on April 3, 2025. No new applications. No exceptions.

But here's what most people don't know, and what the headlines got wrong.

You do NOT need a visa to buy property in Spain. Property ownership in Marbella, Estepona, and the entire Costa del Sol is still 100% open to international buyers, regardless of nationality. The rules around living here have changed, but buying has not.

In this guide, we'll cover exactly what changed, what it means for you as a buyer, and the three alternative pathways to living in Spain in 2026, whether you're a British expat, American retiree, or digital nomad.

What Was the Spain Golden Visa, and Why Did It End?

The Spain Golden Visa was launched in 2013 under the 'Entrepreneurs' Law. It offered non-EU nationals a straightforward deal: invest €500,000 in Spanish real estate, and receive a residency permit for you and your family, including the right to live, work, and travel freely across the Schengen Zone.

For over a decade, it was one of the most popular residency-by-investment programmes in Europe, attracting buyers from the UK, USA, China, Russia, and beyond.

Why Did Spain End It?

Prime Minister Pedro Sánchez announced the closure, citing a national housing crisis, arguing that foreign investment, particularly from non-EU non-residents, was driving up prices and making housing unaffordable for Spanish locals. On April 3, 2025, Organic Law 1/2025 formally repealed the programme.

What the Golden Visa Offered	Current Status (2026)
€500,000 property investment = residency	No longer available for new applicants
Right to live, work & study in Spain	Available via alternative visa routes
Schengen Zone free travel	What the Golden Visa Offers
Path to citizenship after 10 years	Still possible via alternative routes
Existing holders can renew	✅ Fully protected under grandfathering rules

What Has NOT Changed: You Can Still Buy Property in Marbella

This is the most important section of this entire guide, and the most misunderstood point in the media coverage.

IMPORTANT: Buying property in Spain is completely separate from residency. There are no restrictions on foreign nationals purchasing property in Spain. Whether you are British, American, Australian, Canadian, or from any other non-EU country — you can buy a villa in Marbella, an apartment in Estepona, or any property on the Costa del Sol today.

The Golden Visa's closure only removed one thing: the ability to obtain automatic residency through that property purchase. Your right to buy has not been touched.

What You Still Get as a Foreign Property Buyer in 2026

Full legal ownership of your Spanish property
Right to rent it out (subject to local tourist licence rules)
Right to sell it freely at any time
Access to a Spanish mortgage as a non-resident
Use of the property as a holiday home for up to 90 days per 180-day period (Schengen rules for non-EU nationals)
All the lifestyle benefits of owning on the Costa del Sol

What About the Proposed 100% Tax on Foreign Buyers?

You may have also seen headlines about Spain proposing a 100% tax on property purchases by non-EU non-resident buyers. This sounds alarming, but the reality as of April 2026 is very different from the headlines.

Current status: It is a proposal only. It has NOT been passed into law. As of March 2026, the proposed tax has no scheduled parliamentary debate. It faces significant political obstacles, including opposition from the government's own coalition partners, who argue it would damage Spain's international reputation and harm coastal economies dependent on foreign investment.

Legal and property experts across Spain remain highly sceptical that it will pass in its current form. Many analysts believe a more moderate 10–20% surcharge, if anything at all, is the more likely outcome, and this would only affect non-EU non-resident buyers, not EU citizens.

Today, in April 2026, there is no additional tax on foreign buyers. The market is open. And demand has not slowed; in fact, Málaga province saw property prices rise approximately 17% in 2025, and Costa del Sol is projected to see continued growth of 5–9% in 2026.

3 Alternatives to the Golden Visa: How to Still Live in Marbella in 2026

If buying a property is your goal alone, you don't need a visa. But if you want to actually live in Spain full-time, here are the three main routes available to non-EU citizens in 2026.

1. The Digital Nomad Visa (DNV), Best for Remote Workers

Launched in January 2023, the Digital Nomad Visa has become one of the most popular residency routes in Spain, and it's growing fast in 2026, particularly among British, American, and Canadian professionals.

Work remotely for companies or clients based outside Spain
Minimum monthly income: approximately €2,849 (updated January 2026)
At least 80% of your professional activity must be for non-Spanish clients
Valid for 1 year initially, renewable up to 5 years
Access to Spain's Beckham Law: a flat 24% tax rate on Spanish-source income for up to 6 years, a massive financial advantage

Best for: Tech workers, consultants, freelancers, entrepreneurs, and anyone with an international salary who wants to live in Marbella while working remotely.

2. The Non-Lucrative Visa (NLV), Best for Retirees & Passive Income

The Non-Lucrative Visa is the classic route for retirees, those with pensions, investment income, dividends, or other passive earnings. It's been the go-to visa for British expats on the Costa del Sol for decades.

Prove sufficient passive income to live without working in Spain
Minimum annual income requirement: approximately €28,800
Physical presence in Spain: 183+ days per year (reinstated in 2025)
Does not permit working in Spain
Path to permanent residency after 5 years, citizenship after 10

Best for: British and European retirees, those with rental income or investment portfolios, and anyone who wants to enjoy the Marbella lifestyle without working.

3. The Entrepreneur Visa, Best for Business Owners

For entrepreneurs and business owners who want to launch or relocate a business to Spain, the Entrepreneur Visa offers a compelling route. It falls under a different legal framework from the Golden Visa and was not affected by the 2025 closure.

Submit an innovative business plan to ENISA (Spain's National Innovation Company)
Businesses must be innovative, scalable, and of economic interest to Spain
Evaluated on innovation and job creation potential
Also eligible for Beckham Law tax benefits
Path to permanent residency and citizenship

Best for: Tech founders, startup entrepreneurs, and business owners in growth industries who want to base their European operations in the Costa del Sol.

Visa Type	Minimum Income	Best For
Digital Nomad Visa	~€2,849/month	Remote workers, freelancers
Non-Lucrative Visa	~€28,800/year	Retirees, passive income
Entrepreneur Visa	Business plan req.	Founders, business owners

How to Buy Property in Marbella in 2026: Quick-Start Checklist

Whether you plan to live in Spain or own purely as a holiday home or investment, the buying process remains the same. Here is what you need:

Get your NIE number, your Spanish tax identification number, which is essential for any property transaction
Open a Spanish bank account, required for payments, taxes, and utilities
Engage a Spanish property lawyer to perform all legal due diligence on your behalf
Reserve the property and sign a private purchase contract (Contrato de Arras)
Complete at the Notary, sign the Escritura (title deed) and officially become the owner
Register the property at the Land Registry

Budget for purchase costs of approximately 10–12% on top of the property price. This includes transfer tax (6–10% depending on property type), notary fees, land registry fees, and legal costs. New-build properties are subject to VAT (10%) instead of transfer tax.

Why Marbella in 2026 Is Still One of the Best Property Decisions You Can Make

Despite all the regulatory changes, the fundamentals of the Marbella property market have never been stronger.

Foreign buyers now account for nearly 40% of all property purchases in Málaga province, the most internationally driven housing market in Europe
Marbella property prices rose approximately 17% in 2025, with 5–9% growth projected for 2026
Properties in top Costa del Sol locations are selling within 30–60 days, the fastest pace in a decade
Rental yields average 6.5%, among the strongest in Europe
Málaga Airport connects the Costa del Sol to more than 150 worldwide destinations
The region's luxury segment is performing independently of Spain's national market cycle, driven almost entirely by international demand

The window is not closing, but it is narrowing. Supply remains constrained, demand is structurally strong, and the areas that matter most to international buyers are operating in their own premium tier.

Frequently Asked Questions

Can I still buy a property in Spain as a British citizen after Brexit?

Yes, absolutely. British citizens can purchase property in Spain without any restrictions. Brexit only affects your ability to stay in Spain for more than 90 days in any 180-day period without a visa; it does not affect your right to buy property.

Do I need to visit Spain to complete the purchase?

Not necessarily. Many buyers complete the purchase process remotely using a Power of Attorney (POA), allowing their Spanish lawyer to sign on their behalf at the Notary. NuSun Realty regularly facilitates remote purchases for buyers based in the UK, USA, and beyond.

Is now a good time to buy on the Costa del Sol?

Most market analysts and major Spanish banks project continued price growth of 5–9% on the Costa del Sol through 2026. Supply is structurally constrained, demand remains very strong, and the most desirable micro-locations are already operating at premium prices. The consensus view is that waiting increases the cost of entry.

What is the Schengen 90/180 rule, and how does it affect my property use?

Non-EU nationals (including British citizens post-Brexit) can spend up to 90 days in any 180-day rolling period in the Schengen Zone without a visa. This means you can use your Marbella property for approximately 3 months at a time. If you want to spend longer, or live here full-time, you will need one of the visa routes described above.

What happens to my property if I want to rent it out?

Renting out property on the Costa del Sol is entirely permitted, but short-term tourist rentals require a local tourist licence (Vivienda con Fines Turísticos, VFT). In 2026, enforcement has intensified, with platforms like Airbnb required to display official registration numbers for all listings. NuSun Realty can connect you with trusted property management partners.

Ready to Find Your Dream Property on the Costa del Sol?

NuSun Realty specialises in helping international buyers find and purchase luxury properties in Marbella and beyond.