Mortgage in Spain for Foreigners: Complete Guide 2026

In short

Yes, a foreigner can get a mortgage in Spain, with or without a residence permit. Residents are usually lent up to 80% of the appraised value; non-residents get less — CaixaBank publishes up to 70% in its non-resident programme. The benchmark for variable rates is the 12-month Euríbor: 3.247% in September 2026 (Banco de España, 01.10.2026). Checked on 29 October 2026.

Financing above 80% is possible with public guarantees: the IVF programme in the Valencian Community (up to 100%) and the ICO line for young people and families with children. They do not cover purchase taxes and costs.

Resident or non-resident: what changes

Banks look at where you live, pay tax and earn your income. A person is usually a Spanish tax resident if they spend more than 183 days a year in Spain or their main centre of interests is in Spain (art. 9 of the income tax law).

Banks usually lend non-residents a smaller share and check income earned abroad. We do not publish a specific percentage: banks do not state it in their official materials, so check the terms with the bank. More in our guide for non-residents.

EU citizens, non-EU nationals and Ukrainians: what the bank looks at

An EU citizen living in Spain for more than three months must register with the Registro Central de Extranjeros and obtain a certificado de registro (Royal Decree 240/2007, art. 7). With that, an NIE and income in Spain you are a resident for the bank: the terms are the same as for Spaniards, and income and debt load decide, not your passport. An EU citizen living in another country applies as a non-resident.

Non-EU nationals with a valid TIE are assessed as residents; without residency, under the non-resident rules.

Ukrainian nationals with temporary protection (protección temporal) are authorised to live and work in Spain (Ucrania Urgente, Ministry of Inclusion). Their TIEs have been extended until 4 March 2027 (Order INT/96/2026, BOE). The banks we checked publish no separate mortgage terms for Ukrainian nationals: the decision follows the general rules — income, debt load and documents.

Rates: fixed, variable and mixed

For a variable rate, the bank must give you a separate document with payment scenarios for different index values before signing (Law 5/2019, art. 14). Compare not just the nominal rate (TIN) but the full cost (TAE), including any required products.

• Fija (fixed): the rate and payment stay the same for the whole term. Predictable, but at signing the rate is usually higher than a variable one.
• Variable: Euríbor (the euro interbank rate) plus the bank’s margin (diferencial). The payment is reviewed, usually every 6 or 12 months, and can rise.
• Mixta (mixed): a fixed rate for the first years, then variable — Euríbor plus the margin.

Vinculación: extra bank products

Vinculación means products the bank offers with the mortgage: a salary account, life and home insurance, cards. They usually lower the rate (bonificación). Law 5/2019 (art. 17) bans tied packages but lets the bank require insurance — and you may take the policy from another insurer. Combined offers are allowed only if the bank also offers the products separately.

Do the maths: the rate saving minus the cost of insurance and fees over the years. Sometimes a loan without bonificaciones is cheaper.

Process: from pre-approval to the notary

1. Preaprobación (pre-approval): the bank reviews income, debts and documents and gives an indicative amount. It is not yet a commitment.
2. Tasación: a valuation company appraises the home. The borrower pays for it (Law 5/2019, art. 14). The bank calculates the loan share from the lower of the price and the valuation.
3. FEIN and FiAE: the binding offer (Ficha Europea de Información Normalizada) and the warnings sheet (Ficha de Advertencias Estandarizadas), plus the draft contract. You must receive them at least 10 calendar days before signing.
4. Notary consultation: no later than the day before signing you meet the notary of your choice in person; they answer your questions and draw up a record. It is free (Law 5/2019, art. 15).
5. Signing: the purchase and the mortgage are signed the same day. The bank pays the notary, registration and gestoría for the mortgage; you pay for any copies you request.

How much of your own money you really need

Formula: own funds = price − mortgage amount + purchase tax + buyer’s costs (valuation, notary and registration of the sale, optional gestoría).

Example for a resale home in the Valencian Community at €200,000: an 80% mortgage is €160,000, so the deposit is €40,000; ITP at the general 9% rate is €18,000. Total at least €58,000, plus valuation, notary and registration of the sale as invoiced. A buyer under 35 within the income limit may pay 6% or 8% ITP — see the costs guide.

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IVF mortgage document checklist

How to prepare for the purchase

Before house hunting, get your NIE, open a bank account and collect proof of income. If you plan to use the IVF programme, check your padrón history for the last two years and get an electronic signature in advance.

How much of your own money do you really need?

Want to know how much of your own money you actually need? Tairix Invest will work out your case: price, taxes, costs and the mortgage share. We do not promise approval or specific rates — those are set by the bank.

We can guide you through getting a mortgage

Frequently asked questions

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Important

This information is for general guidance and is not financial advice. The final mortgage decision is made by the bank.