For buyers living abroad
Find out whether and how much you can borrow, and which of the 12 specialist Spanish banks can accept your profile. We stay with you from the first call to completion: mortgage, NIE, bank account, documents and coordination with the bank and the notary.
You pay only if we get the mortgage. From €3,900.
Start the pre-assessment →What it is
You can get a mortgage from a Spanish bank even if you live and earn abroad: your income does not have to be Spanish, it only has to be documented.
Who it is for
For holidays and weekends, on the coast or in the city, with the option of rental income.
You start as a non-resident; once you obtain tax residency we help you move to better resident terms.
Your child studies or works in Spain: you give them a stable base instead of years of renting.
You let it out, short-term or long-term: we prepare the file with a plan that improves the terms the bank offers.
A stable home while keeping your job abroad.
A property in Spain as part of an international portfolio.
We have worked with buyers from Italy, the United Kingdom, the United States, Germany, the Netherlands and Latin America. Every country brings different banks and different paperwork: we know which ones work for each profile.
Types
Every purchase has its own story. We identify the right type for you during the pre-assessment.
The most common non-resident case.
You buy in Spain for holidays, weekends, summer stays or to be near family. You keep tax residency in your own country and the Spanish home stays a second residence.
You buy it to earn from it.
You buy in Spain to rent out, short-term or long-term. We structure the file with a rental business plan for the bank, which improves the terms.
You buy old. You finance the works too.
You buy a property to renovate and include the cost of the works in the mortgage. The bank lends against the POST-renovation value. Common in the historic centres of Andalusia, Catalonia and the Costa Brava.
You buy here before selling there.
You have a home in your own country that you will sell, but you need the cash now to complete in Spain. A bridge facility of 12-36 months, repaid from the future sale. Typically from €300,000.
You buy land and build from scratch.
You buy building land and build to a plan approved by the town hall (licencia de obra). Funds are released as the works progress.
Realdream exclusive
You are about to move to Spain. This will be your home.
You start as a non-resident (LTV 60-70%, non-resident rates). Once you have moved and obtained Spanish tax residency (Beckham Law or NLV), we help you convert to a resident mortgage (LTV up to 80%, better rates).
2026 terms
Typical ranges. They vary with your profile, the bank and the property.
| Max LTV, EU/UK non-residents | 60-70% |
| Max LTV, non-EU non-residents | 50-60% |
| Maximum term | 20-30 years |
| Maximum age at the end of the term | 70-75 years |
| Minimum net income | Instalment < 35% of net income |
| Pre-assessment (Realdream) | Free |
Documents
You do not need everything ready today: we tell you what is needed, what is missing and in what order to prepare it. These are the most common ones.
Information you already have in your head is enough.
Once you proceed with the chosen bank.
Having the documents is not enough. Every bank asks for different things and reads foreign income its own way: our job is knowing which ones your profile needs and how to present them to get to a yes. We obtain the NIE and the bank account for you during the process.
Partner banks
Each with its own strengths. For every client we identify the best fit for their profile and negotiate the terms.
Departments dedicated to non-residents, multilingual communication, wide coverage of nationalities
Built for buyers from abroad: processes designed around foreign income and international paperwork
HNWI focus, mortgages above €500k, bespoke terms
Rooted in the most sought-after buying areas, competitive on standard profiles
Fully online process and fast turnaround
Used to assessing non-European income and documents
Process
Total time: 6-10 weeks (depending on how quickly the documents come together).
Answer a few questions and see your estimate straight away. Free, no commitment.
You upload the documents to your personal area, with a guided checklist. We check they are complete.
We study your real profile: the outcome appears in your account and, if it is positive, we call you — whether and how much, and with which banks. Then we send the file to the best-suited banks among the 12 in the network.
We compare offers (rate, term, fees, required insurance policies) and negotiate better terms.
The chosen bank sends a surveyor to value the property. The cost is yours, and we tell you beforehand.
The bank formally approves and issues the FIPRE and FEIN as required by Ley 5/2019. A 10-day cooling-off period is mandatory.
We coordinate the notary, the gestoría and a sworn translator if needed. You sign and get the keys.
FAQ
Yes. Non-residents are a segment Spanish banks serve routinely, though the specialist lenders are few. Typical LTV 60-70% of the valuation, term 20-25 years, income evidenced by tax returns, payslips or annual accounts. We pre-assess your profile free of charge.
Yes. For a non-resident mortgage the income does not have to be Spanish: what matters is that it can be documented (tax returns, payslips or annual accounts). Specialist banks are used to assessing foreign income — the difference is made by presenting it the right way, and that is part of our job.
As a non-resident the bank typically lends 60-70%. If you move your tax residency to Spain you can access resident terms: up to around 80% LTV and better rates. If that is your plan (for example Beckham Law or an NLV visa), we set the mortgage up with the future conversion in mind.
Not harder, different. Banks look at 2-3 years of tax returns and accounts instead of payslips: what counts is how steady the income is, not its form. Under simplified tax regimes it takes extra care to evidence the real income. The personalised figure comes with the free pre-assessment.
Non-resident mortgages typically sit 0.5-1% above Spanish resident mortgages. Variable at EURIBOR + spread, or fixed over 25-30 years. Current 2026 range: 3.5-5% APR depending on profile and LTV.
Yes: buildings insurance on the property is generally required as security for the mortgage. Life cover is often "strongly recommended" (it can reduce the rate, but it is not compulsory). Unemployment cover is optional. We can compare independent policies against the bank's to pick the better one.
Ley 5/2019 provides a reflection period (typically 10 days) after the FEIN is delivered, during which you can consider the offer with no penalty. If you change your mind before approval, you pay only the costs already incurred (for example the valuation).
As a guide, and varying by region and property type: ITP 8-10% (in some regions such as Catalonia up to 10%) or 10% VAT on a new-build, plus notary 0.5-1%, land registry 0.3-0.5%, gestoría €300-500 and bank costs (valuation + arrangement fee). In total, a rough estimate of 12-15% of the price in taxes and fees, to be confirmed case by case.
Yes, and we do it for you. Partner banks open a non-resident account without requiring you to live in Spain. You need it to receive the mortgage funds and pay the instalments. It is a listed service, on its own or bundled with the NIE — the prices are on the dedicated page.
The NIE (Número de Identificación de Extranjero) is required for any property transaction. You obtain it at the Spanish consulate in your country, or in Spain through a gestoría. Timings: 2-6 weeks through a consulate, 1-2 weeks in Spain. We handle it for you.
Answer a few guided questions: 90 seconds. An indicative pre-qualification within 24 working hours, then the full profile pre-assessment.
Start the pre-assessment →Everything you need to buy and run a home in Spain, with a single advisor.
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