A stone farmhouse in the Empordà for weekends and summer rentals. A flat in Girona’s old town to rent to university staff. A sea-view apartment in Begur to retire to in ten years. Three very different plans, one province, and a set of rules that decides which ones actually work.
The province of Girona combines the Costa Brava, the Pyrenees and a lively university city, under 40 minutes from Barcelona by high-speed train and next to France. That mix makes it attractive to live in and to invest in. Here is how to do both with your eyes open.
Where to Buy, Depending on Your Plan
Girona city
Best forLiving full time, long and mid-term rentals DemandUniversity, hospital, professionals, fast train WatchTourist licences are hard to obtainCosta Brava
Best forHoliday homes and seasonal rentals DemandVery strong in summer, quiet in winter WatchCoastal law limits and local licence capsEmpordà and Garrotxa
Best forCountry houses, rural tourism, remote workers DemandGrowing, especially from northern Europe WatchRural land rules on pools, extensions and useWhat It Really Costs
Costs on Top of a €400,000 Resale Home
Illustrative example in Catalonia, in euros
Add legal fees and, if you finance, mortgage costs. New builds pay VAT and stamp duty instead. Once you own the property you also pay the annual IBI property tax and, if you are not resident, non-resident income tax on the property or its rental income.
Renting It Out: The Rules Changed
- Catalonia has tightened tourist-rental licences, and many towns limit or freeze new ones
- Since 1 July 2025, short-term rentals need a number in the national Single Rental Registry to be advertised on platforms
- Long-term rentals follow their own rules on contracts, deposits and, in some areas, rent limits
Check the licence before you buy, never after. A property sold “with rental potential” may not be able to get one.
Example
Pierre, from Lyon, wanted a flat in Girona’s old town for tourist rentals. Our check showed no new tourist licence was possible in that building. He bought a similar flat and rents it on mid-term contracts to visiting academics and medical staff, with steady income and no licence risk.
What About Residency?
Buying property in Spain no longer gives you a residence permit. The real estate Golden Visa was abolished on 3 April 2025. If you want to live in your Girona home, the usual routes are the non-lucrative visa or the Digital Nomad Visa.
The Buying Process
- NIE and bank accountBoth can be arranged remotely with a power of attorney.
- Legal checksLand Registry, debts, licences, and coastal or rural zoning.
- Deposit contractAn arras contract with clear deadlines and exit clauses.
- Notary and taxesSigning, payment of transfer tax and registration in your name.
Why Investing in Girona Is Harder Than It Looks
- Buying for tourist rental without confirming the licence.
- Missing rural-land or coastal-law restrictions on pools and extensions.
- Budgeting the price but not the 10 to 15% of extra costs.
- Expecting the purchase to give residency: since 2025, it does not.
For the full list of traps, read our guide to real estate pitfalls for foreign buyers and the five questions to ask before investing.
The farmhouse, the old-town flat or the sea view: each can work. The right checks before the deposit decide which one works for you.
Talk to a Lawyer in Girona Before You Buy
If you have a property or an area in mind, that is exactly what a consultation is for. At MigratioLex, we review your specific case, not a generic checklist. We respond within 24 hours, in English, French or Spanish.
Book Your Initial ConsultationThis article is for informational purposes only and does not constitute legal or tax advice. Based on Organic Law 1/2025, Royal Decree 1312/2024 and Catalan tax rules in force in 2026. Costs are illustrative and vary by property. The example is illustrative.
