The nota simple and the NIE, explained: the number you need, and the extract that shows who owns it.
// Short answer
Two documents come first in a Spanish purchase. The NIE is your foreigner identification number, applied for on form EX-15 in Spain or through a consulate. The nota simple is an informative extract from the Property Registry that shows the registered owner, the description and charges such as mortgages. The Catastro reference is a separate tax record, not proof of title.
Rules and rates as of September 2026. Purchase tax is set by each region and a proposed tax on non-EU buyers is pending, so check the dated items again before you sign. Every figure links to its source.
On this page
What is an NIE in Spain?
The NIE (Número de Identidad de Extranjero) is the identification and tax number a foreigner with economic, professional or social interests in Spain requests, for example to buy property. It is not a residence permit. You need it before signing the purchase.
The legal basis is Ley Orgánica 4/2000 and Real Decreto 1155/2024, the immigration regulation that replaced RD 557/2011 from 20 May 2025.
How do you get an NIE from abroad?
Through a Spanish consulate. The application uses form EX-15 and the fee form modelo 790 código 012. In Spain you apply at a police station or foreigners' office instead. You must not be irregularly in Spain, and you state the reason for the request.
- Form: EX-15.
- Fee: modelo 790 código 012.
- Where: police station or foreigners' office in Spain, or a Spanish consulate abroad.
- Time: maximum resolution time of 5 days. No reply in that time counts as a refusal.
What is a nota simple?
An informative extract from the Registro de la Propiedad. It shows the registered owner, the description of the property and charges such as mortgages or embargoes. It is requested online from the Colegio de Registradores for a small fee. Buyers use it to check the seller really owns what is being sold.
Check three things on it: that the seller's name matches the registered owner, that the description matches what you are buying, and what charges sit on the property.
Why does Registry registration matter in Spain?
Because it is what protects you against third parties. Titles not registered do not bind third parties. A buyer who acquires for value in good faith from the person the Registry shows as owner is protected once they register. So you register your own deed as soon as it is signed.
To be registered, a title must be in a public deed (escritura pública), a court judgment or an authentic document from a judicial or government authority. That is why the notary is needed in practice even though no rule requires a lawyer.
Is the Catastro reference proof of ownership in Spain?
No. The referencia catastral is a separate tax and cadastral record. It matters because taxes are built on its values: ITP is charged on the higher of the price and the Catastro reference value, and IBI and non-resident imputed income on the cadastral value. Ownership is proved by the Property Registry.
The cadastral value appears on the IBI receipt. It is the figure the tax office uses for imputed income on an empty or own-use home. Detail: Spain property tax for foreigners.
Sources
What is the escritura de compraventa?
The notarial deed of sale. It is the public deed signed before a notary, with payment, that transfers the property and can be registered. A private contract, often a contrato de arras with a deposit, is valid between the parties but gives no protection against third parties until the deed is registered.
Before signing a mortgage deed, the lender must give you the FEIN information sheet at least 10 calendar days ahead, and you attend a notary of your choice for free advice. Next step: Spain property buying costs.
Sources
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See the $499 report, page by pageFrequently Asked Questions
Is an NIE a residence permit?
How long does an NIE take?
Where do I get a nota simple?
What does a nota simple show?
Is the Catastro the same as the Property Registry?
Header photo: Krijn van Putten, CC BY 2.0, via Wikimedia Commons. All credits: image credits.