Romanian buyers' guide to buying property on the Costa del Sol — 2026

This guide is written for Romanian nationals buying property on the Costa del Sol in 2026. Romanian buyers have a notably favourable cross-border tax profile for Spanish property. Romania's capital gains tax on property is 1–3% — materially below Spain's 19% rate — meaning the Spanish CGT paid under the Romania-Spain DTA credit mechanism effectively eliminates any additional Romanian CGT liability. Romania also has no meaningful inheritance tax, with succession fees of 0–1% of asset value for timely settlements. The main practical consideration is currency: Romania uses the Romanian leu (RON), creating a RON/EUR exchange rate dimension. This guide explains the full picture.

EU and Schengen freedom of movement

Romania is a full EU member state. Romanian nationals joined the Schengen Area for air and sea travel in December 2023, and full Schengen rights including land borders took effect from January 2025. As EU and Schengen citizens, Romanian nationals have unrestricted freedom of movement in Spain — no 90-day limit and no visa requirement. If planning to stay more than three months continuously, register as an EU resident at the Oficina de Extranjería. After five years of continuous legal residence, permanent residency follows automatically.

The NIE

An NIE (Número de Identificación de Extranjero) is required before signing the private purchase contract. Romanian nationals obtain this in Spain or at the Spanish consulate. Allow two to four weeks.

The Romania-Spain double taxation treaty

Romania and Spain have a bilateral double taxation agreement covering income from immovable property, rental income, and capital gains on property sales. The treaty assigns primary taxing rights on Spanish real estate income to Spain, with Romania providing relief for the Spanish taxes paid under its domestic credit mechanism.

Rental income — rental income from Spanish property is taxed in Spain at 19% IRNR for EU non-residents on net income after allowable expenses. Romanian tax residents apply a 10% flat income tax rate on rental income as part of their Romanian worldwide income declaration. The credit for the Spanish 19% IRNR paid under the DTA eliminates any additional Romanian liability: the Spanish rate (19%) exceeds the Romanian rate (10%), so no further Romanian tax is due on the same rental income.

Capital gains — a uniquely favourable position

Romania applies one of the lowest capital gains tax rates on property in Europe. For properties held more than three years, the Romanian CGT rate is 1% of the taxable gain. For properties held less than three years, the rate is 3%. Both are far below Spain's 19% rate for non-resident property sales.

Under the Romania-Spain DTA credit mechanism, Romanian residents can offset the Spanish CGT paid against their Romanian CGT liability. Since Spain charges 19% and Romania charges at most 3%, the Spanish tax already paid fully covers and exceeds the Romanian obligation. In practice, a Romanian seller of a Costa del Sol property pays 19% CGT in Spain (3% withheld by buyer at completion on Form 211; settled on Form 210 within four months) and owes nothing further in Romania on the same gain. This is one of the most straightforward cross-border CGT positions of any nationality purchasing on the Costa del Sol.

Spanish IRNR — the annual obligations

As EU residents, Romanian non-residents pay IRNR at 19% on imputed income (1.1% or 2% of cadastral value if not renting) or on net rental income after expenses (19%) if renting. Annual Form 210. On sale: 3% withheld by buyer (Form 211), settled on Form 210 within four months.

Purchase taxes and costs

New-build: IVA at 10%. Resale: ITP in Andalusia at 7%. AJD at 1.2% on mortgage deed. Legal fees 0.5–1.0% plus IVA. Notary and registry approximately 0.5–1.0%. Mortgage arrangement if financing 1.0–2.0%. Budget 12–14% total ancillary cost for a financed new-build.

Currency — RON/EUR exchange rate

Romania uses the Romanian leu (RON). Romania is an EU member state but has not adopted the euro, and the target dates for eurozone accession have been repeatedly revised. As of 2026, no firm accession date has been confirmed. Romanian buyers therefore face RON/EUR exchange rate exposure when purchasing euro-denominated property in Spain.

The RON/EUR rate has been broadly stable in recent years — more stable than some other non-euro CEE currencies — but remains a freely floating rate subject to political and macroeconomic events. On a €500,000 purchase, even a 5% movement adds approximately RON 12,500 (roughly €2,500) to the effective cost in leu terms. Specialist FX brokers offer rates significantly closer to the interbank rate than Romanian banks. For off-plan purchases, a forward contract provides certainty over the completion cost.

Romanian succession — effectively no inheritance tax

Romania does not impose traditional inheritance tax. Romanian succession law provides that if succession procedures are completed within two years of the deceased's death, no state succession tax is payable. If the succession is settled after two years, a nominal 1% charge applies to the value of the inherited estate. Notary fees and registration costs apply separately but these are administrative costs rather than a tax on the inheritance.

For a Romanian family inheriting a Costa del Sol property: Spanish ISD in Andalusia for direct family is very low (€1,000,000 allowance per beneficiary plus 99% reduction). Romanian succession involves no meaningful inheritance tax if completed within the two-year window. The combined total inheritance burden for a Romanian family is therefore among the lowest of any nationality purchasing on the Costa del Sol.

A Spanish will (testamento) is recommended for efficient estate administration. Under EU Succession Regulation 650/2012, Romanian nationals may elect Romanian law to govern succession. Coordinate with a Romanian notary and a Spanish notary or lawyer.

The buying process

1. Reservation (reserva) — €5,000–€15,000. Retain an independent Spanish property lawyer.

2. Private purchase contract — binding. Off-plan: all stage payments covered by individual aval bancario.

3. Completion — before a Spanish notario. Your lawyer attends or holds power of attorney.

4. Registration — . Four to eight weeks.

Running costs

IBI — €600–€1,200 per year for a standard Marbella apartment. Community fees — €100–€200 per month standard. Annual IRNR declaration on Form 210 — a Spanish gestor for €100–€200 per year.