EES: Digital Borders from April 10
The EU's Entry/Exit System (EES) launches on April 10, 2026, fundamentally changing how non-EU citizens enter Spain. Gone are passport stamps — replaced by biometric digital registration at all entry points including Alicante airport.
Non-EU travelers will provide fingerprints and a facial photo during their first entry. This biometric data will be stored in the EU-wide system and used for all subsequent entries across the bloc. The system will automatically track your 90/180 day rule compliance, eliminating manual calculations and reducing the risk of overstaying accidentally.
For property buyers, this means more predictable border crossings but potentially longer queues during initial registration. Budget extra time for your first trip after April 10, especially at major airports. The upside: future entries will be faster once you're registered in the system.
Planning property visits? The EES will track your days automatically, but you're still responsible for compliance. Our buying guide explains the timeline for property purchases within tourist stays.
Golden Visa Is Gone — Here's What Replaced It
Spain's Golden Visa programme officially ended on April 3, 2025, with no new applications accepted. However, existing holders retain full protection under grandfathering clauses, with standard 5-year renewal periods continuing as before.
The main alternatives are the Digital Nomad Visa for remote workers (minimum income approximately €28,000 annually) and the Non-Lucrative Visa for retirees who can prove passive income without working in Spain. Both require demonstrating financial stability and health insurance coverage.
Crucially, you do not need any visa to buy property in Spain. Property ownership remains completely open to international buyers regardless of nationality. The visa question only applies if you want to live in Spain long-term, not for property investment or holiday home ownership.
Confused about visa requirements for your situation? Our comprehensive guide covers all Golden Visa alternatives with income requirements and application processes.
The 100% Non-EU Property Tax — Stalled
Prime Minister Sánchez announced a proposed 100% tax on non-EU property purchases in January 2025, designed to cool foreign investment in housing. However, as of March 2026, this remains exactly that — a proposal with no parliamentary debate scheduled.
The measure faces significant political obstacles, particularly opposition from Junts, a key coalition partner whose support the government needs. Junts argues the tax would damage Spain's international reputation and harm regional economies dependent on foreign investment.
Importantly, the proposal explicitly exempts new-build properties, focusing only on existing housing stock. This distinction reflects concerns about foreign buyers competing with locals for existing homes rather than adding to housing supply.
As of March 2026, this remains a proposal only. No law has been passed. Property purchases continue under current tax rules, with standard transfer taxes ranging from 6-10% depending on the region.
Immigration Goes Digital
Spain launched the Electronic Register of Immigration Collaborators in March 2026, streamlining the bureaucratic process for legal residents. Authorised organisations including law firms, gestorías, and immigration specialists can now submit applications entirely online.
The system covers NIE number applications, residency renewals, and family reunification procedures. This reduces processing times and eliminates the need for multiple in-person appointments at immigration offices, which were often booked weeks in advance.
For property buyers, this means faster NIE number processing through qualified representatives, though you can still apply directly at consulates abroad or police stations in Spain.
Need an NIE number for your property purchase? Our NIE guide explains both the traditional and new digital application routes.
New Rental Rules for Landlords and Tenants
Spain overhauled rental regulations in 2026, directly affecting property investors considering rental income. Annual rent increases are no longer tied to inflation — instead using a new reference index that considers local market conditions and housing supply.
Agency fees for long-term residential leases are now banned, with landlords responsible for all intermediary costs. This shifts the financial burden but may be reflected in higher initial rents. The measure doesn't affect short-term holiday rentals.
Short-term rental enforcement has intensified, with platforms like Airbnb required to display official registration numbers for all listings. Unregistered properties face removal and fines, making proper licensing essential for holiday rental investors in Costa Blanca.
Spain by the Numbers in 2026
Spain now hosts 9.5 million foreign-born residents according to Eurostat's March 2026 data, representing nearly 20% of the population. The country ranked #3 globally for retirement destinations in International Living's 2026 index, behind only Panama and Costa Rica.
Foreign buyers account for 20% of all property transactions — nearly 100,000 homes annually. In Costa Blanca specifically, average prices range from €3,200–4,500 per square meter in the north (Calpe, Altea) to €1,800–2,800 per square meter in the south (Torrevieja, Orihuela Costa).
Alicante airport, the main gateway to Costa Blanca, handled over 20 million passengers in 2025 with a planned €1.15 billion expansion to increase capacity to 25 million by 2030. This infrastructure investment reflects continued confidence in the region's growth trajectory.
