Mortgages in Spain
Non-resident mortgages in Spain
A practical guide for international buyers, wherever you're applying from.
Up to 70%
Loan-to-value
20-25yr
Standard term
From 2.9%
Current rates
Yes, you can get a Spanish mortgage as a non-resident
Spanish banks lend to non-resident buyers every day. The terms are slightly different from resident mortgages, but the path is well-trodden and the criteria are clear.
Up to 70% loan-to-value
Most Spanish lenders cap non-resident mortgages at 70% of the property's valuation. You'll need at least 30% deposit plus around 10-12% for taxes and fees.
Terms up to 25 years
20-25 year terms are standard. Most lenders set a maximum age at loan maturity (usually 70-75), which can shape the term length for older buyers.
Income from anywhere
Spanish banks accept income earned outside Spain. We work with lenders who understand foreign payslips, tax returns, and self-employment records.
Same legal protections
Non-resident mortgages are regulated the same way as resident mortgages. You get the same transparency on rates, fees, and contractual terms.
Who we work with
Buyers from every continent
We've helped international buyers from across Europe, the Americas, the Middle East, and Asia-Pacific secure Spanish mortgages. Wherever your income comes from, we know the lenders who'll work with it.
United Kingdom
A large share of our clients. Post-Brexit, the process is unchanged, just a couple of extra documents.
Ireland & EU
Ireland, France, Germany, the Netherlands, Belgium, and across the EU. EU citizens often get the smoothest process.
Northern Europe
Sweden, Norway, Denmark, Finland, Switzerland. Strong income evidence and tax records make for confident applications.
North America
US and Canadian buyers. We handle the documentation differences and timezone gap end to end.
Middle East
UAE, Saudi Arabia, Qatar, Kuwait. We work with lenders who understand Gulf income structures.
Asia-Pacific & beyond
Singapore, Hong Kong, Australia, and clients further afield. If you can buy in Spain, we can finance it.
What you'll need
The documents, by category
Spanish banks ask for the same categories of evidence wherever you're from. The exact paperwork differs by country, but the substance is consistent. Examples below.
| What banks need | Examples by country |
|---|---|
| Proof of identity | Passport (always). NIE (Spanish foreigner number, required for all buyers). |
| Proof of income | UK: P60, SA302. US: W-2, 1040. Germany: Lohnsteuerbescheinigung. Netherlands: jaaropgaaf. UAE: salary certificate. Plus 3 months of payslips for employed buyers. |
| Proof of tax compliance | Most recent tax return from your country of residence. Self-employed buyers usually provide 2-3 years. |
| Banking history | 6 months of statements from your main bank account. Translation usually required for non-English-language statements. |
| Proof of address | Recent utility bill or bank statement showing your residential address. |
| Existing assets and liabilities | Details of properties you own (with rental income if let), other loans and credit cards, savings and investments. |
| Credit footprint | Where applicable in your country: credit report or equivalent. Spanish banks also run CIRBE checks on any existing Spanish credit. |
Translations into Spanish and apostille certification aren't included as standard, but we can arrange both for you where needed.
The NIE
You'll need an NIE, and the timing matters
The Número de Identificación de Extranjero is Spain's tax ID for non-Spanish nationals. You need one to open a bank account, sign for a property, or be named on a mortgage.
Two routes to get one
In Spain: book an appointment at a National Police station or Foreigners Office (Extranjería). Faster, often a few days.
From your home country: apply through your nearest Spanish consulate. Slower, can take several weeks, but doesn't require a trip.
When to start
Start the NIE process as soon as you're seriously looking. You don't need a specific property to apply, and having the NIE in hand when an offer is accepted speeds the whole purchase up by weeks.
If you don't have one yet, we can guide you through the right route and connect you with a gestor where helpful.
How banks assess income
Foreign income, understood
Spanish banks have years of experience reading payslips and tax returns from around the world. The key thing they look at is the same as any lender: stable, verifiable, sustainable income.
Affordability, not nationality
Lenders typically work to a debt-to-income ratio of up to 40%. That means your total monthly debt payments (including the new Spanish mortgage) should stay below roughly 40% of your gross monthly income.
Foreign-currency income
Banks accept income in GBP, USD, AED, and most major currencies. Some lenders apply a small adjustment to account for exchange-rate movement, which we factor into the offers we present.
Self-employed buyers
If you're self-employed or run a business, expect to provide 2-3 years of tax returns and accountant-prepared financial statements. We know which lenders are most comfortable with self-employed income.
Pension and investment income
Retired buyers and those with significant investment income can absolutely qualify. The documentation is different, but the affordability logic is the same.
Currency & payments
Payments in euros, income in anything
Your Spanish mortgage payments are made in euros from a Spanish bank account. Funding that account is straightforward, and we'll walk you through the setup.
- Your Spanish bank account. Most lenders require you to hold a current account with them and have your mortgage payment direct-debited. We open this as part of the process.
- Funding the account. Most clients use a currency specialist (Wise, Currencies Direct, OFX) to transfer from their home account at better rates than high-street banks. Standard practice, nothing exotic.
- Currency risk. If your income is in a different currency, monthly payments will fluctuate in your home-currency terms as exchange rates move. Worth factoring into the deposit and term you choose.
- Hedging if you want it. For larger mortgages, some clients use forward contracts through their currency specialist to lock rates ahead of time. Not necessary for everyone, but worth knowing about.
The wider picture
Taxes you should plan for
Owning Spanish property as a non-resident comes with a few specific tax obligations. None of them are surprising once you know about them, and they're modest in most cases. Worth factoring into your planning.
Purchase taxes and fees
Budget around 10-12% on top of the property price for transfer tax (or VAT on new builds), notary, land registry, and legal fees. Same for residents and non-residents.
IBI (annual property tax)
A local council tax, typically 0.4-1.1% of the cadastral value per year. Set by your local town hall and the same for all property owners.
Non-resident income tax (IRNR)
If the property isn't your main home, Spain charges a small annual imputed-income tax. If you rent it out, rental income is also taxed. We'll point you to specialists for the filing.
Wealth tax
Applies above regional thresholds (typically €500k-€700k of Spanish assets). Most buyers aren't affected, but worth checking if you're at the upper end.
We're a mortgage broker, not a tax advisor. We'll connect you with English-speaking Spanish tax specialists where helpful.
How we work
Built for international buyers
Whether you're applying from a viewing trip in Marbella, a sofa in London, or an office in Singapore, the process is the same.
100% paperless
Application, documents, and signatures all handled digitally. Bank-grade encryption throughout.
English-speaking advisors
Your advisor is a real person, available in your timezone, who speaks fluent English and fluent Spanish-bank.
We handle the Spanish side
From bank account opening to NIE coordination to notary booking. You focus on the property; we handle the paperwork.
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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