Mortgages in Spain
Resident mortgages in Spain
For everyone living and earning in Spain. Better rates, longer terms, and the local knowledge to get the most from your application.
Up to 80%
Loan-to-value
Up to 40yr
Term length
From 2.5%
Current rates
A stronger position, and better numbers
Spanish residents get access to the full lender pool, longer terms, higher loan-to-values, and the rate-discount mechanisms that aren't available to non-resident buyers.
Up to 80% loan-to-value
Standard for residents. First-time buyers under 35 can sometimes reach 90% with the right lender and regional support. You'll still need 10-12% on top for taxes and fees.
Terms up to 40 years
Residents can borrow over longer terms, which means lower monthly payments. Most lenders cap age at loan maturity at 70-79, so longer terms suit younger buyers best.
Full bonificación options
Spanish banks discount the headline rate when you bundle products (salary domiciliation, insurance, pension). Non-residents get limited access. Residents get the whole menu.
Broader lender pool
Some Spanish banks lend only to residents. As a resident you have access to every lender we work with, which means more offers to compare and a better chance of finding a perfect fit.
The rate-discount game
Understanding bonificaciones
Spanish banks usually publish two rates: the headline rate, and a lower bonified rate you qualify for by taking out their other products. Done right, bonificaciones can shave half a point or more off your interest. Done wrong, you pay for products you don't need.
| Typical bonificación | What it usually means | Worth it? |
|---|---|---|
| Salary direct-debit | Your monthly salary lands in their account. Easy if you're flexible on banking; impossible if your employer mandates a specific bank. | Usually yes |
| Home insurance | You buy their home insurance product. Premiums vary widely; sometimes competitive, sometimes well above market. | Compare carefully |
| Life insurance | Often required as a one-off premium covering the mortgage. Premium is added to the loan amount. | Compare carefully |
| Card spend minimums | Spend a certain amount per year on their debit or credit card. Realistic if you'd use the card anyway. | Usually yes |
| Pension or investment plan | Contribute a minimum to their pension product. Locks money up; worth doing only if the product is competitive on its own merits. | Often no |
| Alarm or boiler service | Some banks bundle home services. Marginal value most of the time. | Usually no |
We model the net cost of every bonificación on every offer, so you see what each product actually costs you over the mortgage term. The lowest headline rate isn't always the lowest real cost.
Rate types
Fixed, variable, or mixed
Spanish residents can choose how the rate behaves over the life of the loan. Each option has a clear best-fit situation, and the right answer depends on your time horizon and your tolerance for change.
Fixed
Same rate for the entire term. Predictable, easy to budget, immune to rate rises. Headline rate is usually higher than variable to reflect that certainty.
Best for: buyers who want one payment to plan around for 20-30 years.
Variable
Rate tracks Euribor (the eurozone benchmark) plus a fixed margin. Goes up and down with the market. Lower in the short term when Euribor is low, exposed when it rises.
Best for: buyers comfortable with rate movement, or planning to pay off or remortgage early.
Mixed
Fixed for the first 5, 10, or 15 years, then switches to variable for the rest. The most popular option in Spain right now: short-term certainty without locking in a high rate forever.
Best for: buyers who want stability now and flexibility later.
Self-employed buyers
Mortgages for autónomos
Spanish self-employment comes with more paperwork and tighter scrutiny than salaried income, but lenders are well-set-up to assess autónomo applications. The key is presenting the income properly.
What banks want to see
2-3 years of declaración de la renta. Banks usually average the last two or three years rather than taking the most recent. A strong recent year doesn't override two weaker ones.
Modelo 130 or 131 quarterly returns. Shows current-year income on an ongoing basis. Important if your most recent declaración is more than 12 months old.
Up-to-date tax compliance. No outstanding debts to Hacienda or the Seguridad Social. Banks check this and a problem here will stall the application.
How we help
We know which lenders are most comfortable with autónomo income, which ones take the highest year rather than averaging, and which ones want a personal interview before approval.
For irregular income (consultants, seasonal businesses, project-based work), we structure the application to show stability over time rather than month-to-month variance, which is where many autónomo applications get rejected on first read.
First-time buyers
Buying your first home in Spain
Spain has several schemes designed to help younger and first-time buyers onto the ladder. Some are national, some are regional. Worth knowing what's available before you apply.
- Higher LTV for under-35s. Several lenders offer up to 90% LTV for first-time buyers under 35, in some autonomous communities, on the buyer's main home. The exact terms vary by region and by lender, but the option is real and we'll tell you where it applies.
- ICO-backed loans. The Instituto de Crédito Oficial guarantees a portion of certain first-time-buyer mortgages, which can unlock higher LTVs from participating lenders without changing the rate you pay.
- Regional buyer assistance. Andalucía, Madrid, Catalonia and others run grants or tax reductions for first-time buyers, especially in certain age bands or income brackets. We'll point you to what applies in your region.
- What you'll still need. First-time buyer schemes change the LTV ceiling and sometimes the rate, but they don't change the affordability assessment or the document requirements. You still need to evidence stable income at the affordability threshold.
Joint applications
Buying together, across borders
Joint mortgages between residents and non-residents, between a Spanish resident and a foreign partner, or between two residents with different income profiles, all work. Each combination has its own quirks worth knowing.
Two residents
The most straightforward case. Both applicants' incomes combine for affordability. Both sign the mortgage, both are jointly liable. Same documentation as a single resident application, just doubled.
Resident + non-resident partner
Common for couples where one has moved to Spain and the other hasn't yet. Banks accept the combination but usually apply the more cautious assessment of the two profiles to the loan as a whole.
Mixed income types
One salaried, one autónomo. One with Spanish income, one with foreign. Each combination changes which lenders are the best fit. We map your situation to the right ones.
How we work
Local experts, working for you
Based in Marbella, regulated by the Bank of Spain, working with the full Spanish lender pool. We negotiate the bonificación structure, present your file the way each lender wants to see it, and stay with you through to signing.
100% paperless
Application, documents, and signatures all handled digitally. Bank-grade encryption throughout.
English-speaking advisors
Your advisor is a real person who speaks fluent English and fluent Spanish-bank, and who knows the regional lender landscape on the ground.
Bonificación strategy
We model the net cost of every product bundle on every offer so you see the real rate, not just the headline one. The result is usually a noticeably better deal.
Ready to see what you can actually borrow?
A no-obligation eligibility check, built around your situation. Free, fast, and you'll have a real answer not a generic one.
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