Buying and selling in Ibiza: frequently asked questions

Yes. Any foreign buyer needs an NIE (Foreigner Identification Number) to complete a purchase and open a Spanish bank account. It's a straightforward step we can help arrange through our trusted advisors.

Yes. In general, non-residents —from inside or outside the EU— can buy property in Spain without restrictions. In some areas, non-EU buyers may need specific authorisations. The process is essentially the same; only some tax and financing formalities differ.

In the Balearic Islands, non-EU/EEA buyers may need a military authorisation to acquire certain properties — particularly on rural (rústico) land — under the national-defence-zones rules (RD 689/1978). EU/EEA citizens are exempt, and approved-planning urban land is usually outside this requirement. Where it applies, it is processed before the deed; we check and handle it for each property.

In January 2025 the government floated the idea of taxing non-EU, non-resident home purchases by up to 100%, and a draft bill was tabled in May 2025. As of today it is NOT law: the proposal remains stalled in Congress and no change has taken effect. Foreign buyers are still fully welcome and the taxation of a purchase has not changed. We will keep you informed if that changes.

Typically: selecting the property, making an offer, a deposit contract (arras), legal due diligence, and signing the deed before a notary. We recommend engaging an independent lawyer from the outset.

As real-estate intermediaries, we are legally required under anti-money-laundering rules (Law 10/2010) to identify our clients, verify the beneficial owner where a company is involved, and confirm the source of funds before completing a transaction. It is standard practice on any purchase of significant value in Spain; we handle it as swiftly and discreetly as possible.

As a guide, budget roughly 11–16% on top of the price. The main item is Transfer Tax (ITP) on a resale, which in the Balearics is progressive in bands — broadly from 8% up to €400,000 and rising in bands to 11–13% on the upper portions of higher amounts — making the islands one of Spain's most heavily taxed regions for prime property. New-builds pay VAT (10%) plus Stamp Duty (around 1.5–2%) instead of ITP. Notary, land-registry and legal fees are added on top. Exact figures depend on the amount and the type of transaction; confirm them with your adviser.

Yes. Several Spanish banks lend to non-residents, usually up to 60–70% of the valuation, depending on the buyer's profile and the bank. We can introduce you to mortgage brokers who specialise in international clients.

No. The “Golden Visa”, which granted residency for a €500,000 property investment, was abolished in April 2025 (Organic Law 1/2025). Buying a property no longer grants residency in itself. That said, it does not affect your right to buy: non-residents can purchase in Ibiza freely. If you wish to live in Spain, other routes exist — such as the Non-Lucrative Visa, for those with sufficient passive income, or the Digital Nomad Visa — each with its own requirements. We will guide you and refer you to an immigration specialist.

Mainly two. IBI (local property tax), an annual municipal tax based on the cadastral value, which in Ibiza tends to be modest relative to market value. And Non-Resident Income Tax (IRNR): if you do not let the property, you are taxed on a notional “imputed” income (a percentage of the cadastral value); if you do let it, on the rental income. It is filed on Modelo 210. Rates and base depend on your situation; check with your tax adviser.

Possibly, on higher-value properties. Wealth Tax has tax-free allowances — generally €700,000 per person plus an amount for a main residence — which the autonomous regions may adjust; it is worth confirming the allowance applicable in the Balearics at the time of the transaction. In addition, above €3,000,000 of net wealth the national Solidarity Tax on Large Fortunes may apply. Non-residents are taxed only on assets located in Spain. This is worth planning with specialist tax advice.

On a sale, the gain is taxed under IRNR, and there is also the municipal plusvalía on the increase in urban land value. On sales by non-residents, the buyer withholds and pays 3% of the price on account of the seller's taxes. Applicable rates vary by case; confirm them with your adviser before the transaction.

Tourist letting in Ibiza is heavily restricted. There has been a moratorium on new tourist licences (ETV) since 2022, since extended, and in Ibiza Town apartment tourist lets are banned. In rural areas the authorised places have been cut sharply. As a result, an existing tourist licence is a valuable, transferable asset. Casanovas focuses on long-term residential rentals; where a property holds a valid tourist licence, we will tell you explicitly.

We work exclusively with long-term residential rentals (a primary or seasonal home), not holiday lets. These contracts are governed by Spain's Urban Leases Act (LAU) and offer more stability for tenant and owner alike. The specific terms — duration, deposit, rent review — depend on each property and we set them out case by case.

You will generally be asked for identification (NIE or passport), proof of solvency and a deposit — usually one month's rent, plus any additional guarantees the property requires. The minimum term and other conditions are governed by the LAU in force. As each property and owner has its own requirements, it is best to confirm them before booking; we guide you through the whole process.

Not at present. Spain's 2023 Housing Law allows rent caps in “stressed residential market areas”, but Ibiza has not been declared one and the Balearic government has opposed the measure. New contracts are therefore not subject to rent caps, though this could change in future.

The energy performance certificate rates a home from A (most efficient) to G. In Spain it is mandatory to hold one and to show its rating in sale and rental advertising — which is why you will see the energy label on our listings. It is also a useful indicator of running costs and build quality.

In the Balearics, the habitability certificate — in Ibiza replaced since 2022 by the occupancy licence — is mandatory to sell or let a home and to connect utilities. It certifies that the property is fit to live in and is valid for ten years. It is a separate document from the energy certificate. We check it is current on every transaction.

It depends on the land's classification. On protected land — such as Areas of Special Natural Interest (ANEI) — new building is, with very few exceptions, prohibited. On ordinary rural land, a new home generally requires a large registered plot (from around 15,000 m²) and is subject to strict volume limits and to the Ibiza Island Territorial Plan; planning breaches carry serious penalties. Before buying with the intention to build or renovate, we verify the plot's planning status with an architect and a lawyer.

It's a property that, for the owner's privacy, isn't publicly advertised. Its location, price and images are shared only with qualified buyers, on a private-access request. It's an important part of what we do.

We work with a small number of properties and clients. That means personal attention, real knowledge of each home and absolute discretion — rather than a mass catalogue.