Property Acquisition Advisors · Costa del Sol
Mortgage in Spain for non-residents:
requirements, financing and costs by country
Spanish banks usually lend 50–70% of the value to non-resident buyers from the EU, the UK, North America and beyond.
Here is how it works for your country of residence, with a payment calculator included.
Mortgage in Spain for non-residents: the four key figures
A mortgage in Spain for non-residents is entirely possible. The terms depend mainly on your country of tax residence, your income and the currency you are paid in.
50–70%
Typical financing
Of the lower of price and valuation. The percentage depends on your country of residence and your profile.
20–25
Years — term
Typical for non-residents. Many banks require the loan to end before the borrower turns 75.
30–40%
Maximum debt-to-income
Payments on all your debts, including the new mortgage, usually cannot exceed this share of your net income.
NIE
And a Spanish account
The NIE (foreigner ID number) can be requested at the Spanish consulate in your country. Payments are debited from a Spanish bank account.
Non-resident mortgage by country of residence
Banks look at your tax residence and the currency of your income, not your passport. A German national living and earning in the UK is assessed as a UK buyer.
European Union
EU residents — Netherlands, Belgium, Germany, Scandinavia, Ireland and more
Typical financing: 60–70%
The profile banks treat best, especially if you earn in euros: there is no currency risk. Buyers from Scandinavia earning in their own currency may see a slightly lower percentage. Key documents: payslips, contract or business accounts, your home-country tax return and, where it exists, your national credit report (for example BKR in the Netherlands or SCHUFA in Germany).
United Kingdom
UK buyers after Brexit
Typical financing: 60–70% (slightly less with some banks)
Since Brexit you are treated as a non-EU non-resident. With income in pounds, some banks apply a currency margin. Key documents: payslips and P60, or SA302 and tax year overview if self-employed, bank statements and a UK credit report.
United States
US buyers
Typical financing: 50–70%
Because of US tax rules (FATCA), some smaller Spanish banks decline US clients; the large ones work with them routinely. Spanish banks do not use your FICO score: you provide a recent credit report, Form 1040 for the last 2–3 years and W-2s or 1099s. Buying through a US LLC is generally not mortgageable — buy in your personal name.
Canada
Canadian buyers
Typical financing: 60–70%
No FATCA hurdles. With income in Canadian dollars, some banks lower the limit to 60%. Key documents: Notices of Assessment (NOA), T4 slips and pay stubs; T1 with schedules if self-employed. If you plan to rent the property out, check your foreign-property reporting obligations with your Canadian adviser.
Latin America
Residents in Latin America
Typical financing: 50–60%
Possible, with stricter requirements: banks assess local-currency income conservatively and ask for detailed proof of the source of funds. Income or savings in euros or dollars helps a lot. All documents need an apostille and a sworn translation, and currency rules change, so check them before planning the transfer.
Already living in Spain
Foreign residents in Spain
Up to 80% for a main home
If you are tax resident in Spain, whatever your nationality, the bank treats you as a resident: higher financing and terms of up to 30 years. Your Spanish employment history, contract and Spanish tax return count.
Indicative percentages based on usual bank practice in 2026. Each bank decides according to your profile, income and the property.
How a non-resident mortgage works in Spain
Four things worth understanding before you reserve a property.
THE VALUATION SETS THE LIMIT
The bank lends a percentage of the lower of the purchase price and the official valuation by an accredited valuer. If the valuation comes in below the price, you cover the difference.
FIXED, VARIABLE OR MIXED
A fixed rate gives a stable payment for the whole loan. A variable rate is reviewed in line with Euribor. A mixed rate is fixed for some years and variable after. The choice depends on your risk tolerance and whether you plan to repay early.
HOW MUCH CASH YOU NEED
Example: a €400,000 new build with 70% financing. Deposit of €120,000 plus about €50,000 in taxes and costs (around 12–13%). In total, about €170,000 of your own funds. The bank lends €280,000.
ON NEW BUILD, THE MORTGAGE COMES AT THE END
During construction you pay the reservation and stage payments with your own funds, protected by a bank guarantee. The mortgage is signed with the deed, once the home is finished, so you can plan your liquidity well in advance.
Spanish mortgage calculator for non-residents
Estimate your monthly payment and the cash you will need.
Loan amount
—
Estimated monthly payment
—
Own funds needed
—
Indicative calculation with a constant monthly payment. This is not an offer or a guarantee of financing: each bank sets the rate, percentage and term for your profile. Reference purchase taxes in Andalusia: new build, 10% VAT + 1.2% stamp duty (AJD) + notary and registry; resale, 7% transfer tax (ITP) + notary and registry.
Steps and timeline: from application to signing
It usually takes 8 to 12 weeks from application to signing before the notary.
01
NIE AND ACCOUNT
You obtain your NIE and open a Spanish bank account. Both can be arranged remotely.
02
DECISION IN PRINCIPLE
Based on your documents, the bank or broker tells you how much you could borrow. Best obtained before you reserve.
03
VALUATION
An accredited valuer values the property. The buyer pays for it.
04
BINDING OFFER
The bank issues the FEIN (European Standardised Information Sheet) and the FiAE (warnings sheet) with the final terms.
05
10 DAYS AND THE NOTARY
You have at least 10 days to review it. Before signing, the notary explains the loan free of charge and records it in a transparency certificate.
06
SIGNING
You sign the purchase and the mortgage before the notary, in person or through an apostilled power of attorney.
Costs: what the bank pays and what you pay
Under Spain’s 2019 mortgage law (Ley 5/2019), the bank covers most of the costs of setting up the mortgage.
THE BANK PAYS
Notary and registry fees for the mortgage deed, the processing agency (gestoría) and the stamp duty on the mortgage.
YOU PAY
The valuation and any arrangement fee. Plus the purchase taxes: in Andalusia, 10% VAT plus 1.2% stamp duty (AJD) on new build, or 7% transfer tax (ITP) on resale, plus notary and registry fees for the purchase.
You can check your rights as a mortgage customer on the Bank of Spain customer portal.
The mortgage broker: why it matters for non-residents
Not every bank lends to non-residents, and those that do offer different terms depending on your country.
WHAT A BROKER DOES
A registered mortgage broker presents your case to several banks at once, compares terms and negotiates for you. They know which banks accept your country and type of income, saving you rejected applications.
HOW WE WORK WITH BROKERS
We work with brokers who specialise in non-residents. Once we have identified the right property for your profile, we put you in touch with the broker best suited to your case. Before starting, they confirm their fees, if any, in writing.
FAQ: mortgage in Spain for non-residents
Can I get a Spanish mortgage without travelling to Spain?
Yes. Application, assessment and approval are handled remotely. For signing before the notary you need to attend in person or give an apostilled power of attorney to a representative.
Does my credit history at home count?
Spanish banks cannot access foreign credit registers directly, so they ask for a recent credit report from your country where one exists, and review your income, savings and statements.
Can I buy through a company?
It is possible, but financing is much harder and the tax treatment changes. A US LLC is generally not mortgageable. Review the structure with a tax adviser before deciding.
What if the valuation comes in below the price?
The bank lends against the valuation, so you will need to cover the difference. That is why it pays to know the real market value before reserving.
How does exchange rate risk affect me if I earn in another currency?
The mortgage is in euros. If you earn in pounds, dollars, Swedish or Danish krona or another currency, your real payment moves with the exchange rate, and some banks lend slightly less for that reason. A currency specialist can fix the rate for large payments in advance.
Is it better to buy in cash or with a mortgage?
It depends on your goals and tax position. A mortgage keeps liquidity and diversifies; cash simplifies the purchase and avoids interest costs. We look at it with you case by case.
You may also be interested in
Want to know how much you could borrow?
Tell us your country of residence, the currency of your income and the approximate property price. We will guide you and, where it fits, connect you with a specialist broker. No obligation.
We respond within 24 hours.