Non-Resident Mortgage Spain: Get Up to 70% LTV in 2026
Getting a non-resident mortgage in Spain just got easier. We secure up to 70% LTV for EU, UK and US buyers by comparing 15+ banks on your behalf. No language barriers, no hidden fees, just expert guidance from application to notary signing.
Over the last 15 years we've helped 250+ buyers like you secure Costa del Sol, Mallorca, Ibiza, Barcelona apartments and villas, and Spanish investment properties. Get your mortgage in 8-12 weeks with our 98% success rate.
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What is a Non-Resident Mortgage in Spain?
A non-resident mortgage in Spain is specifically designed for property buyers who don't have Spanish fiscal residency. If you spend less than 183 days per year in Spain, you're considered a non-resident for tax purposes. This affects the mortgage terms Spanish banks offer you.
How Non-Resident Mortgages differ from Resident Mortgages
Spanish banks treat non-resident applications differently due to perceived higher risk. You'll typically face four main differences: lower loan-to-value ratios (60-70% instead of 80%), slightly higher interest rates (typically 0.5-1% more), shorter terms and stricter documentation requirements. Banks also scrutinize your income more carefully and may require proof of funds in multiple accounts.
However, these stricter terms shouldn't discourage you. Thousands of international buyers successfully secure non-resident mortgages every year, and with the right guidance, approval rates remain high.
Who uses Non-Resident Mortgages?
EU, UK and US second home buyers
Investment property buyers
Future retirees
Business owners with Spanish interests
The Key Distinction: Tax Residency, Not Citizenship
Here's what many buyers misunderstand: non-resident status depends entirely on tax residency, not your passport. A British citizen paying taxes in Spain would apply for a resident mortgage, while a Spanish citizen paying taxes outside Spain would need a non-resident mortgage. What matters is where you pay your taxes, not your nationality.
Resident Mortgage
Non-Resident Mortgage
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Eligibility Requirements for Non-Resident Mortgages
Getting approved for a non-resident mortgage requires meeting specific criteria that Spanish banks use to assess your application. While requirements vary slightly between banks, understanding these fundamentals helps you prepare a strong application and avoid common rejection reasons.
Basic Eligibility Criteria
Age requirements
Stable and declared income
Credit history
NIE number
Deposit funds
Clean financial record
NIE Number Explained
The Número de Identificación de Extranjero (NIE) is your Spanish tax identification number and absolutely mandatory for property purchases.
What it is
A unique identification number assigned to non-Spanish nationals for all financial and legal transactions in Spain. It looks like this: X-1234567-A or Y-7654321-Z.
Why you need it
Spanish law requires an NIE for opening bank accounts, signing property deeds, paying taxes, setting up utilities, and obviously, applying for mortgages.
Income Requirements by LTV
The higher the LTV you're seeking, the more income banks require. Here's the typical breakdown:
60% LTV (40% deposit)
70% LTV (30% deposit)
These are minimums. Many banks use debt-to-income ratios, ensuring your total monthly debts (including the new mortgage) don't exceed 35-40% of your monthly gross income. If you have existing mortgages, loans, or credit card debt, you'll need higher income to compensate.
Self-employed applicants often face 10-20% higher income requirements because banks perceive variable income as higher risk.
Country-specific Requirements
Your nationality affects documentation and approval odds
EU citizens often receive the most favorable terms—many banks treat them similarly to residents in terms of approval criteria and documentation.
Typical LTV reaches 60-70% easily with strong applications. Advantages include no apostille requirements (EU documents accepted), faster approval timelines, and some banks offering near-resident rates. Documentation consists of standard EU documents, national ID cards, and EU tax returns accepted without translation in many cases.
Most Spanish banks welcome EU buyers enthusiastically. Average process time is 8-10 weeks, sometimes faster.
Popular buyer countries include France, Germany, Netherlands, Belgium, and Italy.
Post-Brexit, UK citizens are treated as non-EU nationals, but mortgages remain readily available with the same LTV options (60-70%).
Common challenges include currency exchange volatility (GBP/EUR), requiring clear proof of income in pounds sterling, and demonstrating sufficient funds after conversion.
Average process time is 8-10 weeks.
FATCA (Foreign Account Tax Compliance Act) requires Spanish banks to report US citizen accounts to the IRS, making the process more complex. Many Spanish banks avoid US applicants entirely due to compliance costs.
Typical LTV for US citizens maxes at 60%, rarely 70%, specifically due to FATCA complications.
Average process time is 10-12 weeks due to special requirements adding 2-3 weeks.
Buyer type
Typical LTV
Timeline
Challenges
We offer a free eligibility assessment that reviews your income, nationality, and circumstances against 15+ bank criteria. Most applicants discover they qualify for better LTV than expected or we identify exactly what to fix before applying.
Check your elegibilityBased on your situation, you may want to explore:
LTV Options: How Much Can You Borrow?
Loan-to-value (LTV) determines how much Spanish banks will lend you relative to your property's value. Understanding your realistic LTV helps you plan your deposit and set accurate budget expectations.
Standard LTV Ranges for Non-Residents
60% LTV (40% deposit)
70% LTV (30% deposit)
Documentation: Where Deals Fail
Getting documentation right is CRITICAL.
Download: Complete Mortgage Guide
Every situation is different. In 15 minutes, we'll give you the exact list foryour Income Type.
Download the complete Mortgage Document ChecklistFrequently Asked Questions
Common questions about non-resident mortgages in Spain
Non-resident mortgages have specific documentation and financial criteria different from standard residential loans.
Typically 8-12 weeks from initial application to final mortgage approval.
Passport, proof of income, bank statements, and property details are essential.
If the documentation is in a uncommon language most banks require documents to be translated into Spanish by certified translators.
Yes, but requirements may vary based on your country of origin and financial standing.
You can pay off partially or fully whenever you want. If you just pay off a part you can choose between reducing your monthly payments or shortening your term. Banks may charge a small, regulated fee (max 0.5% if you have a variable and 2% if you have a fix rate), but only if the Bank can proof a loss of profit.
Tip: Shortening your loan term usually saves you more on interest.
A property valuation is a mandatory step. Conducted by an independent appraisal company approved by the Bank of Spain, it determines the market value of the property and directly impacts how much the bank is willing to lend.
The bank usually finances 70–80% of the lower value between purchase price and valuation.
It’s paid by the buyer and non-refundable and the costs depends on the property type and location.
If the valuation comes in lower you may need to contribute more equity, renegotiate the price, or explore other financing options.
No. In Spain, mortgages regularly use the French amortization system. This method features fixed monthly payments that include both interest and principal.
At the beginning, a larger portion of each payment goes toward interest, while a smaller part reduces the principal. Over time, as the outstanding balance decreases, the interest portion shrinks, and the principal portion grows.
Yes, you can. It’s called Subrogation. The new lender studies your file trough the same process than the initial one and once the mortgage is approved, they take you existing mortgage over or pay it off and register a new one.
However, it is a practice that not all banks like to do and it is not as easy to get approved as a new mortgage.
Yes. It’s called FEIN (European Standardised Information Sheet) is a document that banks in Spain must provide to customers before signing a mortgage. It’s a binding offer and it includes all essential information about your mortgage—such as interest rates, fees, conditions, total costs, and potential risks—in a clear and standardized format.
Its purpose is to help borrowers understand the mortgage offer, compare different proposals, and make an informed decision before committing to the loan.
As soon as you have gotten the previously mentioned binding offer and it has been accepted and signed, you need to wait 10 natural days (14 in Barcelona) before you can sign the mortgage deed together with the purchase deed at the notary.
This cooldown period is mandatory by the Spanish mortgage law and can’t be skipped.
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