Mortgages for Non-Residents in Spain

In short

Yes, a non-resident can buy a home in Spain with a mortgage, but the bank will lend less than to a resident. As of 29.10.2026 CaixaBank (HolaBank programme) publishes: up to 70% of the property value, a term of up to 20 years for income in euros, sterling or dollars, and online applications for residents of 15 Western European countries, the US and Canada. Bankinter’s help article gives 70% as a guide for foreign buyers versus 80% for Spaniards and a debt load of no more than 35% of income, with even stricter terms for non-residents.

So you need about 30% of the price in your own money plus taxes and costs: CaixaBank estimates the total at 42–45% of the property value. The bank only confirms final terms after assessing your profile and the property.

Who counts as a non-resident

Banks and the tax office go by tax residence: you are usually resident if you spend more than 183 days a year in Spain or your main centre of business and economic interests is here (art. 9 of the income tax law). A residence permit and tax residence are not the same thing: what matters is where you actually live and earn.

What is different for a non-resident

• Loan share — usually lower than for residents; the bank gives the exact percentage after assessment.
• Rate — may be higher (Bankinter says so).
• Foreign income — the bank checks it using documents from your country; the law requires the bank to assess affordability before lending (Law 5/2019).
• IVF and ICO programmes generally do not fit non-residents: IVF requires legal residence and two years living in the Valencian Community; ICO requires two years’ legal residence in Spain and living in the home.

Documents banks usually ask for

Each bank has its own list. Usually:

• Passport and NIE (foreigner identity number — needed for the purchase and taxes).
• Proof of income in your country: payslips or business accounts, employment contract.
• Tax returns from your country of residence.
• Bank statements and details of current loans; sometimes a credit report.
• A Spanish bank account for mortgage payments.

Translations and apostilles

The bank may ask for documents in other languages to be translated into Spanish, often by a sworn translator (traductor jurado). Official documents from another country are usually apostilled under the Hague Convention or legalised for use in Spain. Check with the bank and the notary which papers need translating and apostilling before ordering translations.

If you cannot attend the signing

You can sign the purchase and the mortgage through a representative with a notarial power of attorney. Law 5/2019 provides that the borrower appears before the notary for a free consultation before signing. Ask the notary and the bank in advance whether a representative can do this in your case.

IVF mortgage document checklist

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

All mortgage guides

Important

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