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 and BAFA notification for Spain.
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.
Order and lead times when buying
Why the condición suspensiva is the lever — and when you need to start what.
Order and lead times when buying →Order and lead times in Portugal
CPCV, Casa Pronta — and the 7.5 % IMT rate for non-residents since 25 May 2026.
Order and lead times in Portugal →Tasación: the costliest mistake
The bank lends against the lower of price and valuation. You pay the difference in cash.
Tasación: the costliest mistake →Fixed, variable or mixed?
The hipoteca mixta is the most chosen product — and its fixed period ends sooner than people plan for.
Fixed, variable or mixed? →No result, no invoice
1 % of the loan arranged, payable on completion only. No IVA, nothing upfront.
No result, no invoice →Dutch and Belgian buyers
Why your bank at home will not fund a Spanish house — and how the two sides fit together.
Dutch and Belgian buyers →US buyers: FATCA and USD income
Your dollars are welcome — they are just not counted at face value.
US buyers: FATCA and USD income →UK buyers after Brexit
The loan did not change. The paperwork and the calendar did.
UK buyers after Brexit →French buyers
France is next door and French rates are low — but the loan stops at the border.
French buyers →Nordic buyers
You can pay cash — but Spanish wealth tax can make a mortgage the cheaper call.
Nordic buyers →Irish buyers
In the EU and the euro — two obstacles the British and Americans hit, removed.
Irish buyers →Non-resident mortgage
Requirements and documents for a Spanish mortgage without residence.
Non-resident mortgage →Purchase costs Spain & Portugal
What taxes and fees to expect on a 2026 purchase.
Purchase costs Spain & Portugal →Capital gains tax Spain
The 19% flat rate, the 3% withholding, and why 24% is the wrong number.
Capital gains tax Spain →Spanish mortgage rates
Current fixed, variable and mixed rate ranges from our own bank survey.
Spanish mortgage rates →Inheritance tax calculator
Compare relief by region — from 100% in the Balearics to Catalonia's sliding scale.
Inheritance tax calculator →Spanish vs. German bank
Which bank carries your Spanish mortgage better — compared.
Spanish vs. German bank →Mortgage instead of cash
Why financing often beats paying cash on tax grounds.
Mortgage instead of cash →CPCV pre-contract
Portugal's pre-contract: deposit, clauses, NIF requirement.
CPCV pre-contract →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.
Portugal mortgage: requirements →Mortgage for the self-employed
Banks assess your profit, not your turnover — what that means for your documents.
Mortgage for the self-employed →A finca on suelo rústico
Why banks only lend 50 to 70% here — and how it can still work.
A finca on suelo rústico →Mortgaging an existing Balearic property
Turn a paid-off property into equity for the next one — at the few banks that underwrite it.
Mortgaging an existing Balearic property →Frequently asked questions
Can I get a mortgage in Spain as a non-resident?
Do I need an NIE or NIF before buying?
Do you also advise on taxes?
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