How does it work?
NIE first, then the bank assesses documents and income against the Tasación — its own valuation, which sets the financing ceiling.
Info & practice
Buying property in Spain and Portugal — what to know first.
From the tax number to purchase costs and choosing a bank: buying as a non-resident follows its own rules. These pages explain the steps — factual and current. We broker financing across three platforms in Germany, Spain and Portugal.
What should I know as a non-resident before buying property in Spain or Portugal?
Buying as a non-resident follows its own rules — four things decide whether it runs smoothly. First, the tax number: the NIE in Spain, the NIF in Portugal, without which neither purchase nor financing nor utility contracts are possible. Second, the costs: budget roughly 10 to 14 % on top of the price, because banks finance the price, not the incidental costs. Third, the valuation: lending is against the lower of purchase price and tasación — you cover the difference from equity. Fourth, the choice of bank: whether your case is underwritten at all depends on income type, residence status and the property, not on a single lender. These pages explain each step, factually and up to date. We arrange financing across three platforms in Germany, Spain and Portugal — purchase and financing from one source, with the §34i licence.
Short answer
Non-resident mortgage in Spain: three quick facts
What LTV and rates?
Up to 70% LTV in Spain, up to 80% in Portugal — see our bank survey for current fixed, variable and mixed rate ranges.
What does it cost in total?
Taxes and fees beyond the mortgage itself — see the purchase costs overview — must be covered from equity, not the loan.
Topics at a glance
Brokerage of mortgage loans under §34i GewO (sole proprietor Olga Nikushkina). Siegfried Perini has been the brand face on the ground since 2019, working personally since 1992. Not tax advice — the binding assessment belongs with a qualified adviser.
Process
Order and lead times when buying
Why the condición suspensiva is the lever — and when you need to start what.
Process
Order and lead times in Portugal
CPCV, Casa Pronta — and the 7.5 % IMT rate for non-residents since 25 May 2026.
Valuation
Tasación: the costliest mistake
The bank lends against the lower of price and valuation. You pay the difference in cash.
Prices
House prices: what buyers paid
The notaries' recorded sale prices — down to postcode level, and 29 % below portal asking prices.
Sources
Where the prices come from
Notaries, registrars, INE, ministry, Catastro — five official figures, and which one a mortgage follows.
Rate structure
Fixed, variable or mixed?
The hipoteca mixta is the most chosen product — and its fixed period ends sooner than people plan for.
Our fee
No result, no invoice
1 % of the loan arranged, payable on completion only. No IVA, nothing upfront.
Buyers · NL & BE
Dutch and Belgian buyers
Why your bank at home will not fund a Spanish house — and how the two sides fit together.
Buyers · USA
US buyers: FATCA and USD income
Your dollars are welcome — they are just not counted at face value.
Buyers · France
French buyers
France is next door and French rates are low — but the loan stops at the border.
Buyers · Scandinavia
Nordic buyers
You can pay cash — but Spanish wealth tax can make a mortgage the cheaper call.
Buyers · Ireland
Irish buyers
In the EU and the euro — two obstacles the British and Americans hit, removed.
Selling
Capital gains tax Spain
The 19% flat rate, the 3% withholding, and why 24% is the wrong number.
Rates
Portuguese mortgage rates
Fixed rate with and without discount — around 0.9pp above Spain at the bottom of the range, but up to 80% LTV.
Calculator
Inheritance tax calculator
Compare relief by region — from 100% in the Balearics to Catalonia's sliding scale.
Banks
Spanish banks — 31 lenders at a glance
31 lenders — which finance non-residents, and who are the specialists.
Banks
Portuguese banks — 14 lenders at a glance
14 lenders — CGD, Millennium BCP, Novobanco, BPI and the specialists.
Portugal
IMT 7.5% since 25 May 2026
The new flat rate for non-residents already applies — not from September.
Portugal
Portugal mortgage: requirements
NIF, income proof, 80% LTV — step by step to a financing approval.
Letting
Rental licence Spain
The regional licence, the national registration number — and what the owners' association may decide.
Self-employed
Mortgage for the self-employed
Banks assess your profit, not your turnover — what that means for your documents.
Country property
A finca on suelo rústico
Why banks only lend 50 to 70% here — and how it can still work.
Balearics
Mortgaging an existing Balearic property
Turn a paid-off property into equity for the next one — at the few banks that underwrite it.
Frequently asked questions
Can I get a mortgage in Spain as a non-resident?
In many cases yes, with a loan-to-value of typically up to 70% in Spain and up to 80% in Portugal — depending on credit standing, property and bank.
Do I need an NIE or NIF before buying?
Yes. For Spain you need an NIE, for Portugal a NIF — apply as early as possible. The step-by-step pages above show the way.
Do you also advise on taxes?
We explain the framework (e.g. purchase costs, wealth tax) but do not replace tax advice. The binding assessment is made by a local tax adviser.
How does a Spanish mortgage for non-residents work — process, documents, NIE, bank account?
Start with the NIE — mandatory before any purchase. In parallel, the bank assesses your documents and income against the Tasación, its own valuation, which can be lower than the purchase price and always sets the financing ceiling. See order and lead times when buying for the sequence and non-resident mortgage requirements and documents for the full list.
What loan-to-value can a non-resident get on a Spanish mortgage, and what rates apply?
Non-residents typically get up to 70% LTV in Spain (up to 80% in Portugal), based on the lower of purchase price and Tasación. Current fixed, variable and mixed rate ranges from our own bank survey are on the Spanish mortgage rates page.
What are the total costs of buying property in Spain as a non-resident?
Beyond the mortgage itself, expect the taxes and fees set out on the purchase costs Spain & Portugal page — these are not financed by the loan and must be covered from equity alongside the portion of the price the bank does not lend.
Is a fixed or variable Spanish mortgage better for non-residents?
Neither is categorically better — it depends on your risk appetite and horizon. The mixed rate (hipoteca mixta) is currently the most chosen product on the Spanish market, though its fixed period ends sooner than most buyers plan for. See Fixed, variable or mixed? for the trade-offs and Spanish mortgage rates for current ranges from our own bank survey.
Free initial consultation
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