Yes, foreigners can get a mortgage in Spain. Spanish banks actively work with non-residents — foreign buyers account for about 19% of all property transactions in the country. Conditions differ from those offered to residents: lower loan-to-value ratios, higher interest rates, and shorter terms. But with properly prepared documentation, a mortgage is fully accessible.
This guide provides a complete overview: current rates, bank comparison, required documents, and the step-by-step process from application to signing.
Conditions for Non-Residents vs Residents
| Parameter | Residents | Non-residents |
|---|---|---|
| Maximum financing (LTV) | up to 80% | 60–70% |
| Fixed rate | from 2–2.5% | from 2.8–3.5% |
| Variable rate | Euribor + 0.5–1.5% | Euribor + 1.5–2.5% |
| Maximum term | up to 30 years | up to 20–25 years |
| Max. debt-to-income (DTI) | 35% | 30–35% |
| Minimum income | ~€2,000 net/month | ~€2,500–3,500 net/month |
The rate difference between residents and non-residents is typically 0.3–0.7%. Banks factor in additional risk: geographic distance, income verification complexity, and currency fluctuations.
12-month Euribor as of January 2026: 2.267%. This is the fifth consecutive month of modest increase following the decline in 2024–2025. The level remains stable and well below the 2023 peak of 4.2%.
Three Types of Mortgage
Fixed rate (tipo fijo) Rate and payments remain the same for the entire loan term. For non-residents in 2026: from 2.8% to 3.5% depending on LTV, term, and borrower profile. Maximum term usually 20–25 years.
Pros: predictability, protection from rate increases. Cons: higher initial rate, higher early repayment penalties.
Variable rate (tipo variable) Rate is linked to Euribor + a fixed bank margin. Reviewed every 6 or 12 months. For non-residents: Euribor + 1.5–2.5%.
At the current Euribor of 2.267%, this gives a rate of 3.8–4.8%. If Euribor drops, your payment decreases. If it rises, your payment increases.
Pros: potentially lower cost if rates fall, low early repayment fees (0.25% first 3 years, 0.15% after). Cons: unpredictable payments.
Mixed rate (tipo mixto) Fixed rate for the first 3–10 years, then switches to variable (Euribor + margin). Growing in popularity in 2026.
Pros: stability in early years + potential savings if Euribor drops. Cons: less certainty over the long term.
For non-residents, banks most commonly offer fixed or mixed rates. For loans above €500,000, full-term fixed rates may not be available in 2026 — banks are shifting these to variable or mixed rate structures.
How Much Cash Do You Need
Practical rule for a non-resident: have 40–50% of the property value in cash.
Breakdown for a €300,000 property (70% LTV):
| Item | Amount |
|---|---|
| Down payment (30%) | €90,000 |
| Taxes and closing costs (~12%) | €36,000 |
| Valuation, insurance | ~€1,000 |
| Total cash needed | ~€127,000 |
At 60% LTV, the down payment rises to €120,000, and total cash needed is ~€157,000.
Which Banks Work with Foreigners
All major Spanish banks offer mortgages to non-residents. In early 2026, the main players updated their terms:
Banco Santander "Mundo Mortgage" program for non-residents. Online simulator, English-speaking support. LTV up to 70%. Fixed and variable rates available.
CaixaBank "HolaBank" program for international clients. Accepts documents in your language for preliminary approval. Issues a viability study within 72 hours.
BBVA Fully digital application process. Mortgage calculator in English. LTV up to 70% for second homes.
Banco Sabadell Expat service with support in English, French, and German. Step-by-step guides for non-residents on their website.
Bankinter "Dual Mortgage" — option to split the loan between fixed and variable portions. Specifically marketed to foreign non-residents.
Tip: Apply to 2–3 banks simultaneously. Terms vary significantly even for identical profiles. A mortgage broker specializing in non-residents can save 0.2–0.5% on the rate — that is thousands of euros over the loan term.
Required Documents
| Document | Notes |
|---|---|
| Passport | Valid, all data pages |
| NIE | Required to apply |
| Proof of income | Payslips for 3–6 months (employed) |
| Tax returns | For the last 1–2 years |
| Bank statements | For 6–12 months |
| Employment contract | For employed applicants |
| Business registration + accounts | For self-employed / business owners |
| Debt-free certificate | From bank / tax authority in home country |
| Preliminary purchase agreement | Contrato de arras or reservation |
All documents not in Spanish must be translated by a sworn translator (traductor jurado). For some countries (non-EU), an apostille is required.
For US citizens: Additional FATCA documentation is required — Form W-9, IRS transcripts, foreign tax compliance declaration. Banks are obligated to request these.
Step-by-Step Mortgage Process
1. Pre-assessment (1–2 days) Submit basic documents (income, statements) to a broker or bank. You receive a preliminary assessment: the amount the bank is likely to approve, and an indicative rate. This is non-binding but allows you to set an accurate budget.
2. Property search and deposit contract Once you find a property, you sign the contrato de arras and pay the 10% deposit. This starts the formal approval process.
3. Full document submission (1 week) The bank requests the complete package: translated certificates, statements, tax returns, purchase contract.
4. Property valuation — tasación (1–2 weeks) The bank orders an independent valuation. Cost: €300–€600, paid by the buyer. The bank lends based on the valuation, not the purchase price. If the valuation is below the price, the LTV is calculated from the valuation, and you will need more cash.
5. Approval and binding offer (1–3 weeks) The bank issues a decision and provides a Binding Offer (oferta vinculante) — the official proposal with loan conditions: rate, term, payment, linked products.
6. Acta de transparencia (1 day before signing) Under the 2019 Mortgage Law (Ley 5/2019), you must visit the notary at least 1 business day before signing the mortgage. The notary explains the loan terms and confirms you understand them.
7. Notary signing The escritura de compraventa and escritura de hipoteca are signed simultaneously. The bank transfers the funds, and you receive the keys.
Total timeline: from full document submission to signing — 4–8 weeks. Including pre-assessment — plan 6–10 weeks.
Linked Products (Vinculaciones)
Banks offer lower rates in exchange for purchasing additional products:
| Product | Rate impact |
|---|---|
| Home insurance (seguro de hogar) | -0.1–0.2% |
| Life insurance (seguro de vida) | -0.1–0.3% |
| Salary transfer to the bank | -0.1–0.2% |
| Bank credit card usage | -0.05–0.1% |
Home insurance is mandatory with a mortgage. Other products are optional, but without them the rate will be higher. Calculate which is more beneficial: a lower rate with products or a higher rate without. In most cases, life and home insurance pay for themselves through rate savings.
Early Repayment
The 2019 Mortgage Law (Ley 5/2019) sets maximum early repayment penalties:
| Rate type | First 3 years | First 5 years | After 5 years |
|---|---|---|---|
| Variable | 0.25% | 0.15% | 0.15% |
| Fixed | 2% (first 10 years) | 1.5% (after 10 years) | 1.5% |
Partial repayment follows the same rules. These are among the lowest early repayment penalties in Europe.
Calculation Example
Property: €300,000, resale, Costa Blanca LTV: 70% → loan €210,000 Rate: 3.2% fixed Term: 20 years
| Parameter | Value |
|---|---|
| Monthly payment | ~€1,190 |
| Total repayment | ~€285,600 |
| Total interest over 20 years | ~€75,600 |
| Cash needed (30% + costs) | ~€127,000 |
At 2.8%: payment ~€1,145, total interest ~€64,800. At 3.5%: payment ~€1,218, total interest ~€82,300.
A 0.7% rate difference = ~€17,500 over 20 years. This is why comparing offers from multiple banks is worth the effort.
Alternatives to a Spanish Mortgage
If Spanish bank conditions don't suit you, there are options:
Mortgage in your home country. You can borrow against existing property in your country and buy in Spain with cash. Advantages: familiar terms, potentially lower rate. Disadvantage: your current property is used as collateral.
Developer payment plan. Some Costa Blanca developers offer staged payments during construction: 30% at signing, 20–30% interim payments, balance at completion. This is not a mortgage — it is an interest-free commercial payment plan.
Cash purchase. Simplifies and speeds up the process. No valuation, life insurance, or bank arrangement fee costs. Transaction in 4–6 weeks instead of 8–10.
