Mortgage brokerage for non-residents from Germany and across the EU — since 2019. Spain up to 70 %, Portugal up to 80 % LTV. Advice in 6 languages. Typical market rates June 2026: Spain 2.6–3.6 %, Portugal 2.8–3.8 %.
No fee without a deal · First consultation free · 📄 Request the free checklist
As an independent broker I work on a success basis — you only pay when I secure financing that you actually accept. The first consultation, bank comparison and application coordination cost you nothing as long as no deal is concluded.
The Spanish tax number for foreigners (NIE) is mandatory for every property purchase in Spain. I show you step by step how to apply for it — from the consulate to the notary.
All three mortgage models are available in Spain and Portugal for non-residents too. Which route suits you depends on your risk appetite, investment horizon and the current market phase.
The rate is linked to the Euribor (12-month index) and adjusted annually. If the Euribor falls, your payment falls. Low early-repayment penalty (max. 0.25 % in the first 3 years, 0 % thereafter).
Currently: Euribor ~2.82 % + bank margin · annual adjustment · low early-repayment penalty.
The rate stays constant for the whole term — independent of the Euribor. Maximum planning certainty. Terms up to 25 years.
Currently: 3.5–4.0 % fixed for 10 yrs · constant payment · no Euribor risk · contracts available in German.
A fixed rate for the first 5–15 years, then variable (Euribor + margin). Planning certainty at the start, flexibility long term. In 2026 the most popular model among German buyers.
Currently: 2.8–3.2 % fixed entry for 3–10 years · variable thereafter · Euribor protection at the start.
Maximum loan-to-value ratios (LTV) for non-residents differ by country. In addition, property owners in Germany have a further way to raise capital.
Spanish banks typically finance up to 70 % of the purchase price or the Tasación value (bank valuation) for non-residents — whichever of the two is lower always applies. The remaining 30 % plus roughly 10–13 % purchase costs (ITP, notary, land registry, lawyer, NIE) must be provided as equity.
Portuguese banks finance up to 80 % of the purchase price for non-residents — one of the most attractive LTV ratios in southern Europe. The bank uses the bank value (Avaliação), which may differ from the purchase price. Purchase costs in Portugal: roughly 7–10 % (IMT, stamp duty, notary, land registry, NIF).
Anyone who owns a property in Germany can mortgage it up to 80 % as a second charge — even if it already carries a first loan. The capital raised serves as equity for the property purchase in Spain or Portugal. A sensible route without selling the German property.
* LTV ratios are guide values. The actual financing amount depends on creditworthiness, income, property value and the bank partner. The Tasación or Avaliação value can be below the purchase price — the bank always finances on the basis of the lower value. No binding financing commitment.
A first orientation for your financing plan. For an individual offer, contact me directly.
⚠️ Estimate, no guarantee. Spain: max. 70 %, Portugal: max. 80 % LTV for non-residents. Costs = purchase costs (taxes, notary, land registry, lawyer, NIE/NIF). Total cost = equity + purchase costs + all payments over the term. For a binding offer, contact me.
Concrete sample calculations for typical buyers in Spain and Portugal — as orientation for your own plan. Assumptions: non-resident LTV Spain up to 70 %, Portugal up to 80 %, typical fixed rates as of June 2026. Run your own case with the mortgage calculator.
Model calculation, no guarantee.
Model calculation, no guarantee.
Conditions vary by creditworthiness, property and bank. No tax or legal advice.
Verified reviews from ProvenExpert — embedded statically, without trackers. German reviews shown in English translation.
★★★★★“It is simply amazing and very friendly. A great service for expats where there are lots of complications with the legal bindings in buying a property. I would recommend his services 5/5 for anyone with a similar background.”
★★★★★“Even with difficult constellations you get help here. Questions are answered promptly. Alternatives are named and explained. Conditions are definitely no worse than elsewhere — but the service is clearly better.” (translated)
★★★★★“Very competent and open. Quick review of the documents — and Mr Perini tells you directly whether financing is possible or not.” (translated)
Mortgages for non-residents across all the key regions of Spain and Portugal — up to 70 % LTV in Spain, up to 80 % in Portugal. Detailed regional, tax and contract guides. The linked detail pages are currently available in German.
The most popular location for German buyers in Spain. Palma, Port Andratx, Santa Ponsa, Son Vida, Alcúdia. ITP 8 %, mind the ETV licence.
Learn more → 🇪🇸 Spain · islandTight supply, high value stability. Balearic allowance €3m wealth tax. Ibiza town, Santa Eulària, San José.
Learn more → 🇪🇸 Spain · regionThe quiet alternative to Barcelona. Freely lettable, a German-Dutch growth market. Up to 70 % LTV.
Learn more → 🇪🇸 Spain · growth market30–40 % cheaper than Madrid, 5–6 % gross yield. Third-largest market for foreign buyers in Spain.
Learn more → 🇪🇸 Spain · Costa BlancaNo. 1 for foreign buyers in Spain. North (Dénia, Jávea, Calpe, Altea) and south (Torrevieja, Orihuela Costa). ITP 10 %, Alicante airport.
Learn more → 🇪🇸 Spain · Costa del SolPremium Andalusia. Golden Mile, Puerto Banús, Estepona. ITP 7 % — the lowest rate of all Spanish hotspots.
Learn more → 🇪🇸 Spain · islandsTenerife, Gran Canaria, Lanzarote, Fuerteventura. No ITP on resale, IGIC 6.5 % on new builds. In demand all year.
Learn more → 🇵🇹 Portugal · regionPremium west (Lagos, Vilamoura) and growth east (Tavira, Olhão). 300 days of sun, up to 80 % LTV.
Learn more → 🇵🇹 Portugal · cityUNESCO World Heritage, university city, year-round rental market. 30 % cheaper than Lisbon.
Learn more → 🇵🇹 Portugal · islandAutonomous region with its own tax rates. Funchal and the south coast, year-round climate 18–25 °C.
Learn more → 🇵🇹 Portugal · taxNHR is history. IFICI has applied since 2024 on a limited basis only — what that means for buyers.
Learn more → 🇵🇹 Portugal · practiceDeposit 10–30 %, double repayment if the seller withdraws, developer clauses, NIF requirement.
Learn more → 🇪🇸 Spain · taxAllowances 2026: Mallorca €3m, Andalusia effectively 0. A mortgage reduces the tax burden directly.
Learn more → Strategy · financing5 arguments for a mortgage even when capital is available — tax, liquidity, leverage.
Learn more → Spain · Portugal · costsWhat does a purchase really cost? ITP Mallorca 8 %, Andalusia 7 %, Canaries no ITP. Full cost overview 2026.
Learn more → Spain · Portugal · checklistWhich documents do I need? The 35 % rule, equity, self-employed — the full checklist for non-residents.
Learn more → Spain · practiceStep-by-step guide: consulate, appointment, documents, power of attorney — no NIE, no purchase in Spain.
Learn more →Access to more than 30 banks in ES, PT and DE — all three financing models (variable, fixed, mixed) open.
Attractive LTV ratios for non-residents. A German second-charge loan up to 80 % is also possible as an equity source.
Your overseas property is sufficient as security — no debt-free home in Germany required.
Advice, communication, documents — I bridge the language and system barrier. Plus DE, FR, NL, ES, RU.
Verified permit under §34i GewO. BAFA notification for ES and PT. Regulated, reputable brokerage.
Seven years of experience with buyers in Spain and Portugal. Over 1,000 properties reviewed. Hundreds of successful placements.
As a broker I coordinate the whole process — personally and transparently.
I clarify purchase price, equity and which model — variable, fixed or mixed — suits you.
I compare Spanish, Portuguese and German conditions and present you with the best offers.
I guide you through the application process and coordinate all required documents.
After the bank's approval I accompany the rest of the process up to the notary appointment (Escritura).
Euribor updates and market reports on Spain and Portugal financing for non-residents — newest articles first.
12-month Euribor around 2.82%, the third month rising. The ECB raises rates for the first time in almost three years — what that means for variable and fixed Spanish mortgages.
Read more → Market commentary · 23 May 202612-month Euribor at 2.88% — rising. ECB signals for a rate increase. What that means for variable and fixed Spanish mortgages.
Read more →Market reports and Euribor commentary on the blog.
To the blog →What I don't handle myself is handled by my wife and partner Olga on one of the sister sites. Everything from a single source, without commission chains. Three platforms in Germany, Spain and Portugal.
Investment property with heritage depreciation, QNG new builds and §7b special depreciation in German cities. Industry experience as managing director since 1992.
aupfinanzservice.eu Visit site → Financing Germany Perini Finance & Property · Olga Nikushkina · §34i GewOIndependent property finance for investors, expats and non-resident taxpayers. KfW combined with all regional development banks. Advice in German and Russian.
perini-financeandproperty.com Visit site →Two compact PDF checklists for your mortgage in Spain or Portugal: all documents, key facts and conditions June 2026 — straight from practice. Choose Spain, Portugal or both countries.
Already concrete? Download the self-disclosure form (DE/EN, PDF) directly.
Siegfried Perini · specialist for Spain & Portugal · since 2019. Free, without obligation.
Reply usually within 24 hours · video call, phone or in person in Gandia · No tax or legal advice
As an independent broker I compare and negotiate with the right banks for you. Depending on your profile (creditworthiness, equity, property type, region) there are different specialists.
Established non-resident programmes, broad product range. BBVA and Santander have a German-speaking international desk. CaixaBank is strong in Catalonia.
Local savings banks with a regional focus. More conservative LTV, but often cheaper fixed rates for established profiles.
Non-resident specialists with LTV up to 80 %. CGD as the largest state bank, BCP with a strong premium segment.
For high-net-worth buyers. Often combined with wealth management. From €700,000–1,000,000 investment volume.
Banks with dedicated non-resident products, often with English/German-speaking international desks and shorter processing times.
German banks for the second-charge loan on existing German property — as an equity source for the ES/PT purchase.
Olga Nikushkina · D-W-132-ZUCB-95 · intermediary register, IHK Mittlerer Niederrhein. Siegfried Perini: BAFA-notified for ES/PT overseas activity.
Nordwall 39, 47798 Krefeld. Public register: vermittlerregister.info.
Activity notified via BAFA — the German Federal Office for Economic Affairs and Export Control. Brokerage under the EU freedom of establishment.
Königinstraße 28, 80802 München. Geographic scope: European Economic Area (EEA).
Author & regulatory separation. Content author: Siegfried Perini. Mortgage brokerage in Spain and Portugal is carried out under the §34i permit of Olga Nikushkina (BAFA-notified). This page does not replace legal or tax advice. Conditions depend on creditworthiness, property and bank — no binding financing commitment.