You are in the EU and the euro. That removes two of the obstacles others hit.
An Irish buyer arrives in Spain in a stronger position than a British or American one — and it is worth being explicit about why, because it changes what you have to plan around and what you can simply ignore.
In short
Who finances a Spanish purchase for buyers from Ireland?
Perini, an independent broker (§34i GewO). As an EU citizen with a euro income you arrive in a stronger position — no Schengen 90-day clock and no currency haircut on your salary.
Will my Irish bank fund a Spanish house?
No — AIB or Bank of Ireland secures against Irish property; a Spanish home lies outside that. Your bank handles any home-equity leg, and we arrange the Spanish mortgage, typically up to 70% of the lower of price and valuation.
Buy property Spain: what applies to every non-resident?
Declared income from your tax return, existing Irish mortgage debt in your ratio, valuation over asking price, and a loan repaid by around age 75.
As an Irish buyer, what is different about financing a home in Spain?
You start from a stronger position than a British or American buyer, for two reasons. As an EU citizen you are not bound by the Schengen 90-in-180 limit, so there is no day-counting and none of the tax-residency guesswork that constrains UK owners after Brexit. And your income is already in euros, so a Spanish lender reads it at face value — no currency buffer, which means the same salary supports a larger loan than a non-euro one. One obstacle is universal, though: your Irish bank secures mortgages against Irish property under Irish law and will not take a Spanish house as security. Only the home leg changes hands — if you want to raise part of the cash against a property you already own in Ireland, your own bank does that, and we finance the Spanish side on top, typically up to 70 % of the lower of price and valuation.
Buying property in Spain from Ireland: two obstacles you do not have
- No 90-day clock. As an EU citizen you are not bound by the Schengen 90-in-180 limit that now constrains British owners after Brexit. You can spend as long at the property as you like, which also removes the tax-residency guesswork that trips up UK buyers counting days.
- Income already in euros. A Spanish lender assessing a salary in US dollars or Swedish krona applies a currency buffer that shrinks your borrowing capacity. An Irish euro income is read at face value — no haircut, no exchange-rate margin. On the same salary, an Irish file simply supports a larger loan than a non-euro one.
Your Irish bank still will not fund a Spanish house
AIB or Bank of Ireland secures a mortgage against Irish property under Irish law; a house in Marbella or on the Costa Blanca lies outside that, so the home bank will not take it as security. That obstacle is universal — it applies to every nationality, Irish included. What changes is only which bank handles the home leg: if you want to raise part of the cash against a property you already own in Ireland, your own bank does that, and we arrange the Spanish mortgage on top, typically up to 70 % of the lower of price and valuation.
Release capital from a Spanish propertyFinancing a new build in Spain
What applies to everyone, you included
- Declared income only. The bank works from your Irish tax returns, not from what you actually earn.
- Any Irish mortgage counts. Existing home debt is charged to your debt-service ratio in Spain.
- Valuation over price. Financing follows the tasación, which on the coast often sits below the asking price.
- Repaid by around age 75. The term drives the instalment once you are past your late fifties.
Guides for other nationalities
France
French mortgage rates compared to Spanish ones.
Netherlands & Belgium
Why your home bank will not finance a Spanish purchase.
Scandinavia
Paying cash vs. a Spanish mortgage — the real comparison.
United Kingdom
What Brexit changed — paperwork and timing, not the loan.
United States
How US dollar income is actually assessed.
Let us look at your case
A first conversation costs nothing, and our fee — 1 % of the loan actually arranged — is only ever due if the financing completes.