Non Resident Spanish Mortgage

Getting a Spanish Mortgage for Non residents | Spanish Mortgage Calculator 

If you're looking for an overseas mortgage then read this guide packed with everything about getting a mortgage in Spain. Arranging any home mortgage can be a complicated, doing it abroad can add an extra layer of complexity. 

For the uninitiated, it's tough to know where to start and whether the details you see or receive is appropriate. This is complicated by the unfortunate fact that banks providing mortgage services in Spain do not constantly provide the same conditions to clients, even if they have comparable profiles.

The home mortgage market in Spain is rather traditional in the sense that having the best contacts is vital if you want to get the very best offers.

If you don not need a mortgage to purchase in Spain then of course this section may not apply to you. However even if you are a cash buyer and think that it is not a good idea to have a mortgage then that might not always be the case either. Let's delve a little further and cover these topics.

General List of Mortgage Products

Non-resident mortgages (60-70%)-- for non-residents who pay their taxes outside Spain, the optimal home mortgage amount is 70% of the purchase rate (or evaluation if lower), however some banks have a maximum amount of 60%. For financial citizens who pay Spanish taxes, the maximum mortgage is 80%.

As a general guideline, a lot of banks will provide on the following criteria:

1) Over EUR100,000 loan minimum LTV 70%.<br>
2) Under EUR100,000 loan minimum LTV 60%, minimum loan EUR35,000

Home Loans for Retirees:

  • If you are over age 60 and in receipt of a pension, you can still have the mortgage in your own name. It is also possible to appoint a guarantor such as a family member to secure the borrowing, which can have potential inheritance tax benefits if they are also a part-owner in the property.

Construction Mortgages

  • For those wishing to build their own homes, banks offer construction mortgages. These are complicated to explain and you should definitely speak to a broker, but broadly-speaking you can potentially borrow 60-70% of the land and construction costs combined.

    Commercial Building Finance

    • If you are buying a property for commercial use, such as a restaurant or a shop, for example, the maximum mortgage is 50% of the price (or valuation if lower). If you intend to run a business the lenders will ask for business plans and, where applicable, accounts for any previous business operating at the premises, as well as what previous experience you have had running a similar business.

    Try this Online Mortgage Calculator:

    Home mortgage Conditions

    Rates of interest - The majority of lenders utilize the annual Euribor as the base rate and after that include their own margin to this, for instance, "Euribor plus 2%".

    Generally speaking, they need that you contract various products with them and they offer discount rates to the rate for taking each item. Mandatory products are normally a bank account with the bank offering the mortgage and home insurance coverage with that bank's picked insurance provider. In a lot of cases, life insurance with the bank's selected insurer is likewise required.

    By using a company such as Spain's largest Mortgage Broker: Mortgage Direct SL then they can often secure a much lower rate than if you go direct to a bank and communicate with you in perfect English, Spanish, German, Portugese, Russian or Polish! 

    Where a bank may use rates as high as Euribor + 3.5% if you go direct, our brokers can attain Euribor + 1.5 - 2.5%

    Although the vast majority of home mortgages vary rate in Spain, fixed rates are ending up being more popular, especially now that the Euribor is at its least expensive ever level. A typical fixed rate for a 20-year term could be 2.99%, depending upon the bank.

    Interest-only-- this is only provided for building mortgages in Spain and, where used, it is just for 1 or 2 years at the start of the term.

    Interest-only Loans

    This is only provided for building mortgages in Spain and, where used, it is just for 1 or 2 years at the start of the term.

    Regarding Home Loans

    Most home loans can be set up with terms of 25 years (for non-residents) and 30 years (for residents), usually approximately an optimum age of 75. For non-residents, some banks have an optimum 20-year term.

    The Qualifying Criteria

    The loan providers all use what is called a debt-to-income estimation as the basis for deciding whether candidates will receive a home mortgage. In standard terms, this suggests that your regular monthly debt dedications, consisting of the new home loan, need to not surpass a provided portion of your net monthly income.

    The common percentage is in between 30-35%, so here is a really fundamental example of how the estimation works for an employed applicant whose only debt is the payment home mortgage on their primary house:

    > Applicant makes ₤ 3,000 after tax each month.
    > 30% of ₤ 3,000 = ₤ 900.
    > Less UK home mortgage of ₤ 500 = ₤ 400

    So, they have the equivalent of ₤ 400 each month they can use to "pay for" the mortgage in Spain.

    There are lots of other variables to take into consideration, but this gives a really basic idea of how the banks assess the applicants for the home loan. Again, we highly encourage working with among our brokers, as they have an in-depth understanding how each bank works.

    The Spanish Mortgage Application Process. Steps Involved

    Usually begins with a preliminary, non- commital, assessment by speaking a broker to assess whether you are likely to get Spanish Mortgage approval and what conditions could be for your loan.

    Get Your Spanish Home Loan Quote

    Following the preliminary evaluation, your broker will aim to send a full home mortgage quote within 24-48 hours.

    Sign up to The Bank or Brokers Terms of Conditions

    If you wish to continue, your broker or bank will ask you to sign the terms and conditions and send the broker fee, which comes with a cash back warranty, so if the home mortgage is decreased the fee if reimbursed (based on the terms and conditions).

    Send application form

    Your broker will help you with finishing the pertinent application form and they will submit this on your behalf with the suitable supporting documents, which they will request as soon as you have actually agreed to proceed with the application.

    Choice from Loan provider

    If the mortgage is approved, the broker will confirm the conditions and ask if you want to continue.

    Set up Bank Account and Instruct Property Valuation

    A bank account will be established and you will be asked to deposit enough funds to cover the property valuation charge

    Valuation Report

    If the valuation is no lower than the agreed purchase cost and the property has no legal concerns, the completion plans can be made.

    Completion Plan

    The broker will deal with the bank and your lawyer and they will validate the funds essential for completion, which must be moved as soon as possible to your account with the lending institution. When the funds remain in the account, the lender will prepare whatever and you can pick a completion date at the notary.

    Completion Day at the Notary

    The loan provider will prepare all the needed cheques and organise payment of the property and mortgage taxes from these funds. When the property and home loan deeds are signed, you end up being the owner of the property.

    5 Things to Understand When Using a Non Resident Spanish Mortgage

    Serious about buying a property in Spain or Lanzarote using a mortgage?

    Then in addition to looking for the best residential or commercial property, it is essential to do your study when it comes to getting a home loan mortgage in Spain. Preparing ahead and doing your research will enable you to find the mortgage in Spain that best suits your needs and likewise help you to avoid paying too much over rhe course of the loan

    Non-Residents Mortgages Buyer vs. A Residents Mortgage 

    The first thing you require to establish if you are planning to purchase property in Spain is whether you are going to do so as a resident or as a non-resident. This makes a big difference, and while it is possible to get a mortgage in Spain as a non-resident, the process is more difficult. While some Spanish banks do not lend cash to individuals living abroad, whether Spaniards or expats who are not registered as residents, many others will, however with added conditions.

    For this reason, it is important to understand the ins and outs when getting a home loan in Spain as a non-resident to avoid undesirable surprises.

    5 Things You Need to Understand when using a Non Nation Spanish Mortgage Loan

    Some conditions that are applied to non-resident mortgages include the following:

    You will need to provide a credit score, in addition to an employment contract, job record, wage history and information for your most recent tax return.

    Banks will not lend as much money to non-residents: while homeowners in Spain normally get financing between 80 and 100% in many cases, this figure for non-residents tends to be around just 60%.

    The optimal term will usually be 25 years: This figure can reach up to 40 years for citizens in Spain

    As a non-resident, you will most likely just have the alternative of a fixed rate mortgage as this is a lower danger choice for banks (although this is not constantly the case).

    Higher interest rates for non-residents.

    All your documents needs to be officially translated to Spanish

    If you sell the property as a non-resident, a 3% tax will be applied

    >> To find out more and guidance about mortgages for non-residents, take a look here and contact our preferred mortgage specialists <<

    Types of mortgages in Spain

    In Spain there are 3 primary types of home mortgages: Variable (adjusted with the Euribor), Fixed, and Mixed (a combination of both). Even though the financial items in themselves are the same for both homeowners and non-residents, it deserves noting that these mortgages may be subject to the conditions pointed out above and some differneces may develop.

    Beginning here, you will then have the ability to find out just how much interest you will have to pay, something which will depend on your profile as a buyer (i.e. how solvent you search in the eyes of the bank).

    What documents are needed to request a mortgage in Spain?

    The files you require to send when requesting a home loan in Spain are both to show your identity and prove your earnings, properties, and financial obligations. You will need:

    * A copy of your passport.

    * An NIE number: this is the fundamental identification number you will need to perform any legal procedure in Spain, including buying property. Find out how to get a NIE in Spain.

    * Proof of  income

    * Your most current income tax return

    * An agreement with the seller.

    * Proof that demonstrates that all the property taxes are paid to date.

    * Total information about other loans you might currently have.

    * Proof of your present properties and financial obligations.

    * A copy of your existing home deeds if any (in Spain or in any other country)

    Additional Fees on Spanish Home Loan Mortgages

    When buying residential or commercial property and getting a mortgage in Spain, it is very important to be familiar with everything that you will have to pay from the word go. While banks in Spain typically don't charge you either to get a mortgage deal or to secure a home loan, there are other costs that need to be thought about.

    Items such as the Spanish Property Valuation, or perhaps even the use of a Mortgage Advisor/Broker or Language Translations Services.

    Check out our guide which details all the costs and taxes related to purchasing a home in Spain in 2023

    The length of time does it take to get a mortgage in Spain?

    When requesting a home loan for a home in Spain, the best advice is to start early and shop around. While the official home loan procedure can just start after a sales agreement on your brand-new home has actually been reached, it is both possible and suggested to begin looking for a home mortgage and contacting banks before this. The procedure from start to finish generally takes 6-8 weeks, however there can in some cases be delays, so make certain to factor this into your timeline


    Bank Opening Fee

    This is the cost the bank will charge on conclusion for setting up the home loan and is often described as the Bank Initial approval charge. The standard cost is 1% of the home mortgage amount. Some banks charge 1,5% or perhaps more depending upon the complexity of the case or client profile. Some banks have minimum opening charges, which are applied when the mortgage amount is below a specific level.

    Some conditions that are applied to non-resident mortgages include the following:

    You will need to provide a credit score, in addition to an employment contract, job record, wage history and information for your most recent tax return.

    Banks will not lend as much money to non-residents: while homeowners in Spain normally get financing between 80 and 100% in many cases, this figure for non-residents tends to be around just 60%

    The optimal term will be no more than 25 years: This figure can reach up to 40 years for Spanish Citizens

    As a non-resident, you will most likely just have the alternative of a fixed rate mortgage as this is a lower danger choice for banks (although this is not constantly the case)

    Higher interest rates for non-residents.

    All your documents needs to be officially translated to Spanish.

    If you offer the property as a non-resident, a 3% tax will be applied.

    This is the cost the bank will charge for setting up the home loan and is often described as the Bank Initial approval charge. The standard cost is 1% of the home mortgage amount. Some banks charge 1,5% or perhaps more depending upon the complexity of the case or client profile. Some banks have minimum opening charges, which are applied when the mortgage amount is below a specific level.


    This is when the purchase and home loan deeds are signed in front of a notary and the purchaser ends up being the legal owner of the residential or commercial property.


    This is the deed that legalises the purchase and is signed for or on behalf of both the buyer and seller and after that notarised by a public notary. The purchaser obtains a very first copy of the deed once all the taxes have been paid and the details have been inscribed in the land computer registry.


    All variable rate home loans in Spain are now based on the yearly Euribor, frequently referred to as 'the Euribor'. Although there are 8 different rates (monthly, bi-annual and so on), it is the annual Euirbor that banks nearly all use for home loans.

    The Euribor rates are based on the rate of interest at which a panel of European banks borrow funds from one another. In the calculation, the highest and lowest 15% of all the quotes gathered are gotten rid of. The staying rates will be averaged and rounded to 3 decimal places.


    When a home loan candidate does not have enough income to please a bank's lending requirements they might consist of a guarantor or guarantors on their home mortgage application. The guarantor is typically a close family member and they agree to guarantee the mortgage in the event that the main applicant was not able to keep up the repayments.

    A guarantor might be a daughter or son whose moms and dad is close to the optimum permitted age for the home loan or it could be a parent where the son or daughter is on a low earnings. The guarantor is examined in the same way as any other applicant.


    This is where the Land Computer system registry of Spain keeps in-depth information on all properties. It includes the unique home identifier, the names of the owners and their identity numbers, and the details of the home itself consisting of aerial photos.


    This is the frequently used term to explain the ratio (expressed as a portion) of the home mortgage amount to the purchase rate, or evaluation if lower.


    This is the warranty Mortgage Direct SL offers its customers, whereby they will refund the Administration Fee of EUR695, if the mortgage is decreased or the amount used is lower than in the preliminary quotes and a client does not wish to proceed. This is set out the conditions at the time of asking for the initial payment.


    This tax is based upon the mortgage quantity (not the property price) hence we refer to it as 'home mortgage tax'. Lots of sites describe it as 'Stamp Responsibility', which is a tax the UK base upon the purchase rate of a residential or commercial property, so there is often confusion about this tax. The quantity itself varies from area to region, however it is expected to be a statutory quantity based upon the primary home loan quantity, 3 years' interest and "costs".

    It varies from around 2% to 2,5% depending upon the area. Just like the 'Home Transfer Tax' listed below, the amounts differ from area to region and many websites use clashing info on the real rates. Lots of sites price quote rates that are numerous years obsolete. The bank will confirm the right amount prior to completion.


    This is an identity number for immigrants who sign up with the authorities in Spain and candidates will get an official document with their name and number. This number needs to exist for various official deals and it is necessary to have an NIE number if you want to purchase a home in Spain. Requesting the number is done by means of a workplace of the national cops (Policía Nacional) and approved by the "Ministerio del Interior" (equivalent of the Home Office). Lawyers normally help with getting this number.


    The notary is a professional within the Spanish law system and their main function is to accredit Spanish files making sure that personal arrangements meet particular legal criteria. The Spanish notary is associated with legalising contracts and agreements and uses an official stamp and signature to endorse them. The notary brings the document into the general public domain.


    This is a legal file, upgraded daily, including the residential or commercial property registration details. From this file a bank and/or valuer can validate who is the authorities owner of the residential or commercial property, what is signed up in terms of the building, what category the residential or commercial property is (city or rustic) and whether there are any charges on the home, for example, if there is a mortgage. It is a very important file for lenders, as they will use it to pick the viability of a property for mortgage financing.


    The purchaser of a residential or commercial property may not be able to be in Spain for completion, or in fact to open a bank account or carry out other official jobs. If so, they can appoint a legal representative or another person to act upon their behalf. To do this, it is needed to have a Power of Attorney (POA) document or 'poder' as it is known in Spain. This document should be notarised and presented whenever the nominated individual wishes to perform act upon behalf of the client. POAs can have different levels of powers, for instance, some enable the chosen individual to open savings account (not all banks enable this though) or other monetary deals and others not.


    This file is generally signed after the initial booking agreement. The difference is that it consists of the quantity of money the buyer will pay for the residential or commercial property and any deposit amount, along with the other legal contracts in between the buyer and seller.These contracts vary in their content, however it is typical that the private purchase contract will include the official deposit amount, which is extremely typically 10% of the purchase rate. It will typically consist of a due date for completion.


    If you purchase a pre-owned residential or commercial property in Spain, i.e. one that has actually lawfully altered hands before, there is a tax to pay that is based upon the home price. This tax is referred to as the Impuesto Transmisiones Patrimoniales (ITP), however we often just refer to it as Property Tax. The quantity differs from area to region and some areas have a fixed quantity for all properties, whereas other regions have tax bands. As with 'Mortgage Tax' above, many sites provide conflicting info on the real rates. In fact, lots of sites price estimate rates that are a number of years out-of-date or only relate to one particular region. The bank will verify the appropriate amount prior to conclusion.


    This is the penalty charged for early redemption of the home loan prior to the end of the term. The penalties are the same for partial and complete redemption. The charge is revealed as a portion of the amount settled early. In the very first 5 years, the penalty is usually 0,5% of the amount and 0,25% thereafter. These are the statutory maximums for brand-new mortgages and nearly all banks use these as their basic redemption penalties. If, for instance, you paid a lump sum of EUR10.000 off the mortgage in the first 5 years, the charge would be EUR50. If the same quantity was settled early after the first 5 years, the charge would only be EUR25.


    This contract is typically signed at the point at which the purchaser pays a holding deposit to schedule the property. It includes details of the deposit and other conditions of the appointment, which will generally consist of the time enabled before the purchaser must sign a private purchase contract formalising the conditions of the purchase itself.


    Properties in Spain are generally classified as being on city or rustic land. Contrary to what lots of clients presume, this does not mean that all residential or commercial properties outside towns and towns are on land classified as rustic. There are numerous homes in the countryside that are actually categorized as being "urban", suggesting on city land. Rustic land properties are, normally speaking, homes in rural settings that have actually been built on old farming land.

    Many do not have mains water or electricity, have unpaved roadways leading up to them and do not have street lighting or primary sewage. Banks are less keen to provide home mortgages on rustic land properties and some will not lend at all.

    Rustic land homes have far more stringent planning rules. Oftentimes, owners have actually included extensions and brand-new buildings without planning approvals. Depending upon the plot size, it may be that these additions can never be legislated and therefore banks are not willing to provide. In some cases evaluation business underestimate rustic land residential or commercial properties.

    It is essential to mention that we have actually set up many mortgages for customers buying rustic land properties and we continue to do so. We can attain the optimum level of financing for city homes on rustic residential or commercial properties, i.e. approximately 70% of the purchase cost for non-residents and 80% for financial homeowners.


    Prior to a bank will provide, they are needed by law to examine the value of the property. The bank will advise a valuation with an independent assessment business. Each bank will have a panel of such business they deal with and the business is usually selected at random from this panel. Many banks will advise the assessment once the mortgage is approved, but there are likewise banks that need an appraisal at the start of the application procedure. It is constantly the responsibility of the buyer to spend for this appraisal.


    This tax is payable when a new property is purchased in Spain. The purchaser will be the very first legal owner of the brand-new property. This is a various tax to the 'Property Transfer Tax' explained above and a buyer would pay one or the other, never ever both. With a new home, the buyer pays the tax straight to the promoter of the advancement as part of the purchase rate. The promoter is then responsible for passing it on to the Government in the usual method through their regular accounting treatments.

    More Resources: Cost of Living in Lanzarote. Is Lanzarote Expensive?

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