The EU 90 day rule affects thousands of British property owners across Europe following Brexit. Understanding how the EU 90 day rule impacts your European property visits is essential for avoiding penalties and planning your time abroad effectively.
The EU 90 day rule restricts non-EU citizens to spending no more than 90 days within any 180-day period across the Schengen Area. This rolling calculation means property owners must carefully track their days to avoid overstaying and facing potential fines or entry bans.
British citizens lost their freedom of movement rights when the UK left the European Union on January 31, 2020. Since the Brexit transition period ended on December 31, 2020, UK passport holders visiting the Schengen Zone face the same restrictions as other third-country nationals under the EU 90 day rule.
The 180-day reference period looks backward from your current date in the Schengen Area. Each day of presence counts as one full day, regardless of arrival or departure times.
Calculate your remaining days by counting all days spent in Schengen countries during the previous 180 days. If you’ve spent 45 days already, you have 45 days remaining before needing to leave for at least 90 days.
The rolling nature means your allowance refreshes gradually rather than resetting on specific dates. Days from six months ago drop off your count while recent days add up, creating a constantly moving calculation window.
The Schengen Area includes 29 European countries where border controls have been abolished between member states. Austria, Belgium, Bulgaria, Croatia, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Italy, Latvia, Liechtenstein, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, and Switzerland all participate in the agreement.
Popular property destinations including Spain, Portugal, France, Italy, and Greece all fall under these restrictions. Time spent in any combination of these countries counts toward your 90-day limit.
Ireland, Cyprus, and the United Kingdom remain outside the Schengen Area. Days spent in these countries do not count toward your 90-day allocation, offering alternative options for extended European stays.
Exceeding the EU 90 day rule triggers serious consequences that can impact future travel plans. Fines typically range from 500 to 10,000 euros depending on the country and length of overstay.
Border officials may issue entry bans lasting several years for significant violations. These bans apply across the entire Schengen Area, preventing visits to your property or any member state during the restriction period.
Immigration authorities stamp passports with overstay records that remain visible to border officials throughout Europe. Each country maintains discretion over enforcement, though automated systems increasingly flag violations at departure points.
British property owners across Spain, France, Portugal, and other Schengen countries face difficult choices about time spent at their European homes. The EU 90 day rule prevents traditional patterns of spending entire summer seasons or winter months at continental properties.
Rental income potential decreases when owners cannot personally prepare properties between bookings or handle seasonal maintenance during peak periods. Property management companies become essential for owners unable to visit regularly.
Many families purchased European properties expecting unlimited access for retirement, regular holidays, or family gatherings. The EU 90 day rule fundamentally changes these plans, forcing owners to reconsider their property strategies or seek alternative solutions.
Residence permits offer the most comprehensive solution for property owners wanting to bypass the EU 90 day rule and enjoy unlimited access. Spain’s non-lucrative visa, Portugal’s D7 visa, and France’s long-stay visitor visa provide pathways to legal extended residence for those meeting financial requirements.
Applicants typically need to demonstrate sufficient income without working locally, usually around 2,000 to 2,500 euros monthly per person. Proof of private health insurance, clean criminal records, and property ownership or long-term rental agreements support applications.
Processing times vary from two to six months depending on the country and application volume. Successful applicants receive residence cards allowing stays beyond the 90-day restriction while maintaining rights to healthcare access and other resident benefits.
Digital nomad visas represent newer options in countries including Spain, Portugal, and Greece. These permits suit remote workers who can legally work for non-European employers while residing in Schengen countries for extended periods.
Golden visa programs in Portugal, Spain, and Greece offer residence rights through qualifying property investments, typically requiring purchases above 250,000 to 500,000 euros depending on location and property type.
Several smartphone applications help property owners monitor their EU 90 day rule days automatically. The European Commission’s official calculator provides reliable day counting, while apps like 90 Days Tracker and Schengen Calculator offer notification systems and historical tracking.
Maintain physical records of all travel documents including boarding passes, ferry tickets, and accommodation receipts. Border stamps in passports provide official documentation, though systematic digital tracking prevents calculation errors.
Set reminders at 60 days to allow departure planning before reaching your limit. Buffer days provide safety margins for travel disruptions or calculation errors that might otherwise result in accidental overstays.
Strategic trip planning maximizes time at your European property while respecting the EU 90 day rule. Splitting stays into two 45-day visits with appropriate gaps maintains compliance while providing substantial access.
Consider seasonal patterns when scheduling visits. Spring and autumn trips often offer pleasant weather while avoiding peak summer restrictions that coincide with traditional holiday periods.
Combining Schengen visits with trips to Ireland, Cyprus, or the UK extends European travel time beyond the 90-day limit. These non-Schengen destinations don’t count toward your allocation while keeping you close to continental properties.
The UK government continues discussions with EU officials about potential bilateral agreements that might ease the EU 90 day rule restrictions for British property owners. However, no concrete proposals have gained political momentum as of early 2025.
Some individual countries have expressed interest in creating special arrangements for property owners contributing to local economies through tax payments and purchases. Spain and France have raised these possibilities without implementing changes to date.
The European Travel Information and Authorization System (ETIAS) launches fully in 2025, requiring British visitors to obtain advance authorization before entering Schengen countries. This electronic system adds another administrative layer without changing the fundamental EU 90 day rule restriction.
Spending significant time at your European property can trigger tax residence in that country. Most nations consider individuals tax resident if they spend more than 183 days annually within their borders.
The EU 90 day rule generally prevents reaching tax residence thresholds in Schengen countries, though combining residence permits with extended stays changes this situation. Professional tax advice becomes essential when planning extended European residence.
Property taxes, wealth taxes, and rental income taxes apply regardless of how many days you spend at your property. Local tax obligations continue even if the 90 day rule prevents physical presence during certain periods.
See our full article about European Property Taxes
Some property owners explore company ownership structures believing these might circumvent personal visa restrictions. However, company ownership doesn’t eliminate the need for directors or shareholders to comply with immigration rules when visiting properties.
Timeshare arrangements and property clubs offer alternatives that accept restricted access patterns. These shared ownership models work within the 90 day framework by design, suiting buyers who never intended year-round access.
Sale and leaseback arrangements let former owners convert property equity into guaranteed holiday accommodation within the 90-day parameters. Specialist companies operate these schemes across popular European destinations.
Travel insurance becomes crucial when spending maximum allowable time in Schengen countries. Standard annual policies may not cover extended European stays, requiring specialized long-stay travel insurance products.
The UK Global Health Insurance Card (GHIC) provides basic emergency healthcare coverage in EU countries but doesn’t replace comprehensive health insurance for extended visits. Many residence permit applications require proof of private health insurance covering all medical costs.
Property insurance policies may include occupation clauses requiring regular presence or professional management when properties sit empty for extended periods. Review policy terms to ensure compliance during forced absences under the 90 day rule.
Prioritize essential property maintenance and improvements during your allowed time under the EU 90 day rule. Create detailed task lists and arrange contractor visits to coincide with your presence for major projects requiring supervision.
Build relationships with local property managers, neighbors, and service providers who can handle issues during your absences. Reliable local contacts become invaluable for property owners unable to respond quickly to emergencies.
Document property condition thoroughly before departures to support insurance claims or identify issues developing during absences. Modern security cameras and smart home systems allow remote monitoring between visits.
European Travel Information and Authorization System (ETIAS)
European Commission – Schengen Area Border Crossing Calculator
