Understanding the EES Entry System for Homebuyers in Spain

A Hamiltons of London Guide

Buying a property in Spain is a dream for many people from all over the world, life in the Costa Blanca is offers sunshine and relaxation. However, it is important to be aware of new regulations within the European Union which apply to non-EU citizens. The most important recent update is the introduction of the Entry/Exit System or EES. This is a digital system to streamline travel and strengthen border security. If you live outside of the EU and are hoping to homebuyers in Spain should understand the how EES is going to work to avoid any travel complications.

What Is the EES?

EES is an automated IT system within the European Union to register non-EU nationals visiting the Schengen Area. The system is designed to replace passport stamping and will instead log information of the traveller’s name, fingerprints and face digitally together with their travel documents and entry and exit dates.  The system will apply for short stays of up to 90 days within a period of 180 days and tourists, business travellers and property owners who do not have EU citizenship or Spanish residency will be required to comply with the new process. Those from the UK, US, Canada and other non-EU countries who are buying a home in the Costa Blanca will need to be aware of the relevance of this new system, it will determine how long they can stay in Spain without a visa and aims to prevent overstaying each visit.

Why the EES Matters to Hamiltons clients buying a home in the Costa Blanca

A lot of buyers from outside of the EU invest in homes in the Costa Blanca with the hope that they and their families can spend some time in them each year. They may also consider renting them out at other times. In all cases if you or someone else stays in your property who is not an EU citizen they can only remain in Spain for 90 days in any 180-day period without a visa. The EES will track this automatically to help authorities ensure compliance. Prior to the introduction of this system, which is currently being rolled out and will be fully functional throughout Spain in 2026, stamps in passports were used to check the time an individual has spent in the Schengen Area. However, this manual way of tracking peoples’ visits has been known to cause confusion and error. The EES will be able to maintain accurate records of the movements of each visitor to Spain. For those buying a property in the Costa Blanca careful planning will be required to ensure that you do not exceed the permitted time until a long-term visa obtained or residency is granted.

How the EES Will Work

Upon arrival in Spain travellers will be directed to an automatic border control where their passport is scanned and their fingerprints and photograph will be taken. The entry date will then be recorded, and a calculation will be made of how many of the 90-day allowance remains. This will apply throughout Europe, and the calculation will include any time spent in other countries within the EU. When you depart the system will log the date and update the records. If anybody overstays the system will alert authorities to the violation and this could lead to fines, entry bans and indeed compromise the issue of visas in the future. It is hoped that the EES will speed up border crossing and make the process more efficient for travellers once they are registered although initially the process might take longer to process.

Relevance to those from the UK Buying a Home in the Costa Blanca After Brexit

After the UK’s withdrawal from the EU, under the Brexit agreement, British passport holders are subject to the same limitations as other non-EU visitors. Anyone buying a home in the Costa Blanca will have to take the EES into consideration when planning visits to their Spanish home if they do not have residency in Spain. All visits will be checked so homeowners need to ensure their stay is planned to avoid spending more than 90 days within any 180-day period in Spain or any other European country. If you do wish to spend longer in your Spanish home, you will need to apply for a visa or a residency permit. Hamiltons of London has many years of experience helping property hunters in the Costa Blanca and have built up good relationships with local legal experts, our team will be able to advise you who you need to speak to both for your conveyancing requirements as well as any questions about visas and residency.

Property Buyer’s EES Preparation Checklist

Your passport must be valid for at least 6 months following your stay and you must keep track of your travel arrangements to ensure that you understand and comply with the 90/180-day rule. You will be required to provide fingerprints and facial imaging at the border and if you wish to remain longer than 90 days you do need to investigate what visa options are available to you.

Hamiltons of London Supporting International Buyers

We understand that differences in how things work in Spain can be confusing to our international clientele, but our experienced team will provide support and guidance throughout the process. We can recommend qualified legal representatives who can help you to fully understand the EES, residency and tax rules that relate to your circumstances. We aim to provide as much guidance as possible to ensure a stress-free process whether you are buying a holiday home in the Costa Blanca or proposing to relocate here permanently.