Wintering in Spain: rent or buy, costs, healthcare and rules

Every year, many northern Europeans head south after the summer. For a few weeks, or for the whole winter. Wintering in Spain sounds simple: pack your suitcase and go. Yet the difference between a pleasant winter and trouble afterwards lies in a few choices you make beforehand. Where will you stay? Will you rent or buy? And what does a long stay mean for your health insurance, your taxes and your residency?

This article is written for anyone seriously considering a winter in Spain, whether it is your first or your tenth. It is not about a week's holiday, but about months. Where relevant, we let Klaasje van Seggelen have her say. She is the estate agent behind VidaSol Properties in Torrevieja, has lived in Spain for 16 years in total and has 12 years of experience in the Spanish property market.

Why spend the winter on the Costa Blanca South or Costa Cálida?

The coast between Alicante and Cartagena attracts many winter residents every year. There are four reasons for this.

The climate. The Costa Blanca is known for around 300 sunny days a year. In winter, from December to February, daytime temperatures average around 17 to 18 degrees, as measured by the Spanish weather agency AEMET in Alicante. On sunny days, 20 degrees or more is not unusual. It is mild and dry, which many people find pleasant, particularly anyone who struggles with damp or cold. Most of the rain falls in autumn and spring.

Life all year round. A town like Torrevieja does not empty out in winter. Shops, restaurants, markets and the seafront promenade simply carry on. You are not stuck in a deserted holiday park.

A large international community. You will find people from all over Europe here. Speaking Spanish is useful and appreciated, but it is not a requirement for finding your way.

Outdoor living. Walking along the salt lakes of Torrevieja, cycling along the Mar Menor, a terrace in the afternoon sun. Winter is quieter here than summer, and for many winter residents that is exactly the appeal.

Which place suits your winter?

Not every place suits every winter resident. One person wants a town with everything within walking distance, another wants peace by the water. These are the places winter residents on the Costa Blanca South and the Costa Cálida often choose.

You can read more about each place on the region pages for Torrevieja, Orihuela Costa, Ciudad Quesada, Pilar de la Horadada, San Pedro del Pinatar and Los Alcázares. A full comparison is in the Costa Blanca region guide.

One tip that is often overlooked: look not only at the town, but also at the neighbourhood. Within one municipality, one urbanisation is full of permanent residents and winter residents, while another consists of homes that stand empty for most of the year.

Wintering in Spain: rent or buy?

This is the most important choice, and there is no single answer. The trade-off, however, is clear.

Renting is smart if you do not know the area yet or are unsure how long you will stay. Then spend a winter in the place where you might want to buy later. That way you get to know the neighbourhood outside the high season, which is exactly when you will be there.

Buying becomes interesting once you know you will come back for several winters. You no longer have to search every year, your belongings are waiting for you and you have a place of your own instead of paying rent every year. Do take the purchase costs and annual running costs into account; they are covered further on in this article.

Many winter residents combine the two: rent for one or two winters first, then buy in the place they like best.

Renting for the winter: what to look out for?

A winter rental is usually a seasonal let: you rent for a few months, and the home does not become your permanent residence. That is different from a one-week holiday booking, and also different from a tenancy of several years. Tourist lets for short holidays are subject to stricter rules and licences. Seasonal letting, for example to winter residents, is temporary letting for a longer period.

When renting for the winter, pay attention to these points:

• Put everything in writing. The rental period, the price, what is included and when you get your deposit back. Verbal agreements are hard to enforce.
• Ask about water, electricity and internet. Are they included in the price, or do you pay separately? In winter you use more electricity for heating, which can make a real difference.
• Ask how the home is heated. Many Spanish homes are built for the summer. A home without proper heating feels chilly on a January evening.
• Make an inventory with photos. It prevents discussion about damage and the deposit when you leave.
• Pay nothing until you are sure the home exists and belongs to the landlord. Be extra careful with offers on social media.
• Have a Spanish contract read by someone who knows the language before you sign.

Step-by-step: how to rent a home for the winter

1. Decide on your period and budget. How many months do you want to stay, and what can it cost per month, including electricity and water?
2. Choose two or three places. Use the table above and the region pages to narrow down your choice.
3. Start searching in good time. The earlier you look, the more choice you have.
4. View the home, or have someone view it. Photos will not tell you whether a home is sunny or shady.
5. Check the landlord. Ask who the owner is and pay nothing in advance without certainty.
6. Put everything on record. Contract, deposit, included costs and the inventory with photos.
7. Arrange the practical matters. Health insurance, transport and your home back in your own country; see the plan further on.

Buying a home to spend the winter in: what to look out for?

If you buy a home mainly for the winter, you look at it differently from someone who only stays in summer. These are the points that make the difference:

• The winter sun. The sun is low in winter. A terrace or living room facing south gets far more sun than a home facing north. During a viewing, check where the sun is in the afternoon.
• Heating and insulation. In the evening and at night it can feel cool indoors. Ask how the home is heated, for example with air conditioning that can also heat, and look at the energy certificate.
• Life in the neighbourhood. Some urbanisations are quiet in winter because many owners only come in summer. Others are full of winter residents. Ideally, go and look in winter so you see what it is really like.
• Distance to amenities. Shops, a GP, a hospital and the airport. The older you get, the more that matters.
• What the home costs when you are not there. Annual running costs continue all year round. More on that in the next section.
• Letting outside the winter. Want to let the home in summer? Not every property and not every municipality allows this. Have it checked before you buy.

Resale or new build? New builds are often better insulated, but you wait longer for your keys and the purchase costs are higher. With a resale property you see exactly what you are buying, and you can sometimes move in for your first winter. The pros and cons of new builds are in this article.

What does a winter home of your own cost?

On top of the purchase price, you face two kinds of costs: one-off costs when you buy, and annual running costs.

One-off purchase costs. For a resale property you pay roughly 10 to 13% of the purchase price in additional costs, for a new build roughly 14 to 15%, slightly less for more expensive homes. For resale properties, the largest item is the transfer tax: 9% up to €1,000,000 in the Valencia region and 7.75% in Murcia. For new builds you pay 10% VAT plus stamp duty of 1.4% in the Valencia region and 1.5% in Murcia. On top of that come the notary, the land registry and legal assistance. Use the cost calculator to work it out for your own purchase price.

Annual running costs. As an owner you pay every year:

The notional income is 1.1% of the cadastral value if it has been revised in the past ten years, and 2% otherwise. Residents of countries outside the EU and EEA, including the UK, pay a higher rate. Get advice from a tax adviser, because the exact tax you pay depends on your situation.

And the estate agent? In Spain, the seller or developer usually pays the agent's commission. As a buyer, you therefore get guidance without extra agent fees.

Step-by-step: from winter resident to owning your own home

This is how a purchase in Spain works, from the first conversation to the keys:

1. Introductory conversation. You discuss your wishes, budget, favourite places and plans for the future.
2. Choosing a place and region. Based on your winter experience, you choose the place that suits you.
3. Property selection. You receive a selection of homes that fit your budget and lifestyle.
4. Viewings. You view the homes and the surroundings on site, preferably in winter.
5. Offer and negotiation. You make an offer and negotiate on price and conditions.
6. Legal checks. An independent lawyer checks ownership, debts, permits and registrations.
7. NIE number and power of attorney. You need an NIE number, and with a power of attorney your lawyer can handle matters for you. How to apply for an NIE is explained in the NIE guide.
8. Completion at the notary. Usually via the power of attorney, so you do not need to be there in person.

All steps, contracts and costs are covered in detail in the buying guide.

How long can you spend the winter in Spain?

How long you may stay depends on your nationality. On top of that, there are rules on tax and on your registration at home.

EU citizens: register after three months. As an EU citizen you may stay in Spain as long as you like. If you stay longer than three months, you are expected to register and apply for a registration certificate (residencia). That is not the same as an NIE number. The difference is explained in this article.

Non-EU citizens, including the UK: 90 days in 180. Since Brexit, British nationals are subject to the Schengen rule: without a visa you may stay up to 90 days in any period of 180 days. A full winter of four or five months therefore requires a visa, or splitting your stay. Check the current rules with the Spanish consulate before you plan.

183 days: tax resident in Spain. If you spend more than 183 days in a calendar year in Spain, you become tax resident in Spain. That can also happen below 183 days: if the centre of your economic interests is in Spain, such as your income, assets or business. Spain also presumes you are tax resident if your spouse and minor children live in Spain. The Spanish tax year runs from 1 January to 31 December. If you arrive in October and leave in April, your stay is spread over two tax years.

Your home country. A long stay abroad can affect your registration, pension, benefits and health insurance at home. The rules differ per country, so check them before you go.

Healthcare while wintering

With a European Health Insurance Card (EHIC), or the UK GHIC, you are covered for medically necessary care during your stay, including for a chronic condition, but only within the Spanish public health system. Planned treatment and private clinics are not covered. That matters on the Costa Blanca, because many clinics on the coast are private. If you need dialysis, oxygen or chemotherapy, arrange it in advance.

What to arrange:

• Ask your health insurer what your policy covers during a stay of several months in Spain.
• Take out travel insurance that covers long stays, or a supplementary private policy.
• Bring enough medication and a list of your prescriptions, or arrange beforehand how to get them in Spain.

Healthcare on the Costa Blanca is easily accessible, also for the large international community. In the coastal towns, many doctors speak English. If you later move to Spain permanently, the situation changes and you will need to arrange healthcare in Spain itself.

Step-by-step: preparing for your first winter

1. Choose your period. Decide how many months you will go, and bear in mind the limits that apply to you: 3 months, 90 days or 183 days.
2. Arrange your accommodation. If you rent, start searching in good time. If you buy, apply for an NIE number.
3. Check your healthcare. Policy, travel insurance, EHIC or GHIC, and medication.
4. Arrange your home back home. Inform your home insurer of a long absence, and ask someone to look in now and then.
5. Arrange your post and banking. Make sure your post is forwarded or arrives digitally, and that you can access everything online.
6. Choose your transport. Bring your own car or rent locally. Renting for a whole winter is often expensive, so compare in advance. If you bring your own car, you may use it in Spain on foreign plates for a maximum of six months a year.
7. Keep track of your days. Note your arrival and departure dates, with boarding passes or toll receipts as proof. Reconstructing them afterwards is almost impossible.

In conclusion

Start by renting if you do not know the area yet, and choose the place where you see yourself in a few years. If after one or two winters you notice you keep wanting to return to the same place, a home of your own is worth considering. In both cases, arrange your healthcare in advance and keep track of your days, and you can enjoy the winter sun without worries.

Would you like to know which homes suit a winter on the Costa Blanca? Browse the properties or get in touch with Klaasje. She is happy to think along with you, without obligation.

Frequently asked questions

How long can you spend the winter in Spain?

EU citizens may stay as long as they like, but should register in Spain after three months. Non-EU citizens, including British nationals, may stay up to 90 days in any 180-day period without a visa. If you spend more than 183 days a year in Spain, you become tax resident in Spain.

What is the best place to spend the winter on the Costa Blanca?

That depends on what you are looking for. Torrevieja is a town with life all year round and plenty of amenities. Orihuela Costa and Ciudad Quesada have an international community, Ciudad Quesada with a golf course. Pilar de la Horadada has an authentic Spanish centre. Los Alcázares and San Pedro del Pinatar lie on the Mar Menor, in the Región de Murcia.

How warm is it in winter on the Costa Blanca?

From December to February, daytime temperatures average around 17 to 18 degrees, according to AEMET measurements in Alicante. On sunny days it reaches 20 degrees or more. The Costa Blanca is known for around 300 sunny days a year, and the winter is mild and dry.

Is renting or buying better for wintering?

Renting is better if you do not know the area yet or are unsure how often you will return. Buying becomes interesting if you go to the same place for several winters. When buying, allow for 10 to 13% additional costs for resale and 14 to 15% for new builds, plus annual running costs.

What does a home in Spain cost per year if you only use it in winter?

You pay property tax (IBI) of roughly €300 to €1,500 a year, community fees, insurance, standing charges for water and electricity, and non-resident income tax on a notional income. The exact costs depend on the home and your situation.

Am I insured while wintering in Spain?

The EHIC, or the UK GHIC, covers medically necessary care, including for a chronic condition, but only in the Spanish public system and not in private clinics. For a long winter, travel insurance that covers long stays or a supplementary private policy is advisable.

Do I become tax resident in Spain if I spend the winter there?

That happens if you spend more than 183 days in a calendar year in Spain, or if the centre of your economic interests is in Spain. Spain also presumes you are tax resident if your spouse and minor children live in Spain. The tax year runs from 1 January to 31 December, so a winter from October to April falls in two years.

Can I let my winter home in summer?

Sometimes. Seasonal lets and tourist lets each have their own rules, and tourist lets often require a registration or licence. The rules differ per region, municipality and building. Have this checked before you buy. Read more on the page about letting your property in Spain.