For American & Canadian Buyers // Mallorca
Buying Property in Mallorca from the US What Americans need to know.
From NIE number to notary signing — we represent you on the island while you are 6 to 9 time zones away. Buyer-side only, free for buyers.
Not a listing portal. Independent buyer representation.
Can Americans buy property in Mallorca?
Yes. Spain places no restrictions on US or Canadian citizens buying property, and the process is the same as for Spanish buyers. You need an NIE tax identification number, in practice a Spanish bank account, and an independent lawyer. You can sign at the notary in Mallorca or through a power of attorney. Buying property no longer gives you residency: Spain ended its golden visa for property investment in April 2025.
- No ownership restrictions for US and Canadian citizens
- NIE number via a Spanish consulate in the US or in Spain
- Remote purchase possible with a power of attorney
- We represent you on the island — free for buyers
ULI & LISA — Independent Buyer Representation
We represent only buyers. Never sellers.
- 100% Buyer-Only Advisory
- Full Mallorca Market Access (All Agencies + Off-Market)
- Structured Acquisition Process with Legal Coordination
Buying from the US: Step by Step
This is how a Mallorca purchase typically runs when you live in the United States or Canada. We coordinate every step on the island so you only travel when it matters.
Define your brief on a video call
Budget, regions, property type, how you will use it (holiday home, future retirement, rental) and your timeline. Mallorca is 6 hours ahead of New York and 9 ahead of Los Angeles — we schedule around you.
Get your NIE number
Every foreign buyer needs an NIE (Número de Identidad de Extranjero). Apply at a Spanish consulate in the US, in person in Spain, or through your lawyer with a power of attorney.
Open a Spanish bank account
A non-resident account is used for the purchase payment and later for property tax, utilities and community fees.
Full-market search and video pre-screening
We search every agency and portal, check each candidate and show you the shortlist on video before you book a flight.
One focused viewing trip
We plan a compact trip with several viewings per day, plus meetings with the lawyer and, if needed, the bank.
Due diligence and deposit contract
Your independent lawyer checks ownership, debts, building legality and licences. Then the private contract (arras) with a deposit of around 10% is signed.
Transfer the funds
Plan the USD-to-EUR transfer early. Specialist currency providers are usually cheaper than a standard bank wire; large transfers are checked under anti-money-laundering rules.
Notary signing — in person or by power of attorney
The deed is signed before a Spanish notary and then registered at the Land Registry. A power of attorney can be granted at a Spanish consulate or before a US notary with an apostille.
We are not lawyers or tax advisors. For every purchase we work alongside an independent English-speaking lawyer, and we recommend a cross-border (US–Spain) tax advisor.
Taxes and Costs for American Owners
Buying costs are the same as for any buyer — roughly 10–15% on top of the price for a resale property. Owning as a non-EU resident has a few specific rules. This overview is general information, not tax advice.
Purchase taxes
Resale: progressive transfer tax (ITP) of 8% to 13% in the Balearic Islands. New builds: 10% VAT plus stamp duty (AJD). Plus notary, Land Registry and lawyer.
Annual property tax (IBI)
A local property tax paid every year to the town hall, based on the cadastral value.
Non-resident income tax
Non-residents file a Spanish tax return for their property. As a non-EU resident you are taxed at 24% on imputed income if you do not rent it out, and at 24% on gross rental income if you do.
US–Spain tax treaty
A double-taxation treaty between the US and Spain lets you credit Spanish tax against US tax on the same income.
US reporting (FBAR and more)
US persons whose foreign accounts exceed $10,000 in aggregate must file an FBAR; Form 8938 may also apply. Rental income from Mallorca is reportable in the US.
Wealth and inheritance tax
Spain can levy wealth tax on Spanish assets above an exemption threshold, and inheritance tax applies to Spanish property. Close relatives benefit from regional allowances — plan this with a tax advisor before you buy.
Tell Us What You Are Looking For
No obligation. No sales pressure. For buyers from €500,000.
Our buyer-agent service is designed for purchases starting from approx. €500,000.
Uli Schönleber
Your Buyer Agent · Replies within 24h
Your Buyer Advisor on the Island
I guide international buyers through property purchases on Mallorca and represent your interests exclusively — never a seller's. While you are in the US, I am your eyes and ears on the island.
Buying in Mallorca as an American — FAQ
Yes. There are no restrictions on US or Canadian citizens buying residential property in Spain, including Mallorca. You need an NIE tax number and, in practice, a Spanish bank account.
No. Spain ended the golden visa for property investment in April 2025. Without a visa, US citizens can stay in the Schengen area for up to 90 days in any 180-day period. Longer stays require a visa such as the non-lucrative residence visa or the digital nomad visa.
Yes. Spanish banks lend to non-residents, usually with a lower loan-to-value ratio than for residents and with proof of income and assets. Many American buyers pay cash or finance at home instead.
No. You can grant a power of attorney to your lawyer — at a Spanish consulate in the US or before a US notary with an apostille — and the lawyer signs at the notary on your behalf.
You pay the local IBI property tax every year and, as a non-resident, file a Spanish income tax return for the property. The US–Spain tax treaty helps avoid double taxation. Work with a cross-border tax advisor.
Nothing. In Spain the seller pays the agent commission; as independent buyer representatives we receive a share of it on completion. You never pay us a fee.
In summer there are seasonal direct flights from New York (Newark) to Palma. Year-round, Palma is a short connection from Madrid, Barcelona, London and other European hubs.
It depends on how you will use the property. The southwest and Palma offer marinas, international schools and year-round life; the Tramuntana and the north are quieter and more traditional. See our regions guide for an overview.