01
Lower LTV is normal
Most lenders finance around 60–70% of the lower of purchase price or valuation. Higher LTV is uncommon and always case-specific — never promised.
Non-residents
Non-resident mortgage in Spain without guessing the rules
You live and pay tax abroad. Spanish banks still lend — but with lower LTV, stricter paperwork and longer timelines than for residents. We are a Banco de España intermediary (D286): we build one coherent file, compare lenders that actually finance non-residents, and stay with you in English from first call to notary.
Your case, in front of 20+ lenders
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Typical LTV
60–70%
Must-have
NIE + ES account
Banks compared
+20
Fees from
€4000
The essentials
What changes when you are not a Spanish tax resident
Clear numbers before you reserve. No “approved abroad” slogans — only how Spanish banks usually treat this profile.
02
Cross-border paperwork
NIE, a Spanish bank account, income proof from your country, tax returns and statements — often with apostille and sworn Spanish translation.
03
Longer calendar
Legalisation and translation alone can add two to six weeks. Factor that in before signing a short reservation deadline.
04
Coast and mainland
Heavy non-resident volume in Palma and coastal purchases; also Madrid, Valencia, Zaragoza and remote files across Spain.
Who this is for
Built for people who are not Spanish tax residents (yet) and want a Spanish mortgage without improvising NIE, deposit or bank appetite.
- Foreign buyers purchasing a holiday home, relocation property or single investment asset
- Spanish expats buying before they move back and change tax residence
- Buyers from the UK, EU, US, Middle East and further afield with foreign income or company accounts
- Anyone who needs NIE, Spanish account, powers of attorney and notary sequencing planned in advance
- Couples or family offices that want one named intermediary speaking English through to signing
Documents banks usually ask for
Each lender customises the list. This is the core pack we prepare so you are not bouncing papers for months.
- Passport and NIE
- Proof of address in your country of residence
- Tax residence certificate (where available)
- Employment contract / company accounts and recent payslips or tax returns
- Bank statements (often 6–12 months) showing income and savings
- Credit report from your home country when the bank accepts one
- Spanish current account (opened in sequence with the file)
- Evidence of deposit / source of funds for AML checks
- Reservation or private purchase contract
- Sworn translations and apostille when the bank requires them
How we work
How we run a non-resident file
Legal and document fit first. Then lenders with real appetite for your country, currency and property location.
Country checklist
We map your residency, income type (salary, dividends, rental, company) and currency against lenders that still underwrite that profile. You get a written document list and a realistic calendar — not a generic PDF.
- Papers by jurisdiction
- Translations / apostilles if needed
- Realistic document timeline
NIE and Spanish account
When group legal support (Sky Law) helps with NIE, powers or purchase review, we coordinate it. We do not invent consular appointment dates — we plan around the ones you can get.
- NIE and account in order
- Legal coordination when useful
- Fewer origin blockers
Lender negotiation
One dossier, several entities. LTV, affordability stress and foreign-income rules stay transparent from day one. The bank decides approval — we never promise a yes.
- Banks open to non-residents
- Honest LTV and cash needed
- Comparable offers in writing
Offer to signing
Same fee policy as residents: written quote before we start, from €4000. We walk you through what you sign and in which language.
- FEIN and conditions explained
- Powers of attorney if needed
- Signing day without loose ends
Already buying from abroad?
Share residency, deposit and property type. We reply with a realistic path and document list.
Example: non-resident buys at €350,000
Orientation only for a coastal or city resale. Final LTV and affordability are set by the bank after valuation.
Starting point
- Purchase price
- €350,000
- Tax residence
- Outside Spain
- Cash available
- €140,000
- Target LTV
- 60–65%
Indicative outcome
- Indicative loan
- €210–227,500
- Own funds
- Deposit + purchase costs
- Extra budget
- Translations / NIE / travel
- Timeline
- Longer than a resident file
Purchase taxes and fees depend on the autonomous community and property type (often roughly 10–13% on many resales). Run the purchase-costs calculator for a first pass — then we stress-test with your real numbers.
Mistakes that kill non-resident deals
We see the same four errors every month. Fix them early and the bank conversation gets shorter.
Reserving without a NIE in motion
Without a working foreigner ID, the mortgage file stalls. Start NIE before you sign a short reservation window.
Underestimating the cash needed
Lower LTV means a larger deposit — plus taxes, notary, registry and buffer. Forum “70% everywhere” is not a plan.
Sending raw foreign PDFs
Statements “as downloaded” often fail. Apostille and sworn translation are not optional when the bank asks for them.
Ignoring home-country tax
Buying in Spain has implications where you are taxed. Align with your local tax professional while we run the Spanish credit file.
FAQ
Can a non-resident get a mortgage in Spain?
Yes. Several Spanish lenders finance non-tax-residents and expats buying here. Expect lower LTV than a resident, heavier foreign-income checks and a longer calendar. It is a different process, not an impossible one. In the case review we tell you which banks make sense for your country, property and deposit.
What LTV can a non-resident get?
Most often around 60–70% of the lower of purchase price or valuation, depending on lender, nationality, income type and property. Some profiles sit lower. That means more cash than a typical resident primary-home loan, plus liquidity for taxes and fees. We never promise a bank will approve a given percentage.
Do I need a NIE before applying?
Yes for the purchase, and usually before a formal mortgage file advances. Without it, underwriting does not move. We help you sequence NIE, Spanish account opening and reservation timing so you are not blocked mid-deal.
Can foreign income be used?
Yes, if the bank can verify it. Expect payslips or company accounts, tax returns from your country of residence, and bank statements — often translated or legalised. Currency stress (GBP, USD, etc.) can change how affordability is calculated.
Can I sign without being in Spain?
Sometimes, with properly executed powers of attorney (and apostille/translation when required). We coordinate with the Spanish notary and, when useful, with Sky Law in the group. Not every lender or notary accepts the same setup — we validate before you lock a deed date. Flying in to sign is usually simpler.
Do you cover Mallorca and the coast?
Yes. We have a Palma office and handle many non-resident purchases on the Balearics and mainland coasts, plus Madrid, Valencia and Zaragoza — or fully remote. Same criterion everywhere: LTV, valuation, home-country documents and repayment capacity.
Do you work the file in English?
Yes. Communication, condition summaries and coordination with your lawyer or family office can run in English. Official Spanish bank documents stay under Spanish law; we explain what each one means and who signs what.
What do you charge?
Intermediation fees start from €4000, with a written quote before we start. Amount depends on complexity (e.g. higher LTV requests, multi-country income). Valuation, notary, registry and purchase taxes are separate and paid to third parties as required by law and the offer.
Case review
From €4000
Review your non-resident case
Tell us country of residence, deposit and property type. You get a realistic LTV range, document checklist and a named contact — fees from €4000, written quote before we start. Banco de España register D286.