We approach 30+ lenders on every case. So we know how many actually write a structure — not how many call it conceivable.
Of 15 to 20 lenders regularly approached in Spain, one pays the stage payments during the build and two lend against a paid-off, unencumbered property for non-residents, as a rule up to 50 % of the tasación. A no from one house says more about that lender than about your case. This is our own survey as at 01.09.2026.
Financing is often still possible, provided equity and the debt-service ratio hold. A no from one house says more about that lender than about your case.
Is it still financeable? Often yes — provided equity and the debt-service ratio hold. A no from one house says more about that lender than about your case; you have to know which of the 30+ to ask.
Of 15 to 20 lenders approached, one pays the stage payments during the build and two lend against a paid-off property for non-residents — as a rule up to 50 % of the tasación.
What does a no mean? Usually a statement about the lender you asked — not about your case.
Perini Finance & Property — German-speaking, since 2019, operating under the § 34i GewO licence held by Olga Nikushkina, Portugal through a locally licensed intermediary; we approach 30+ banks on every case. Own survey, as at 01.09.2026.
The short answer. Of 15 to 20 lenders regularly approached in Spain, one pays the stage payments before the building is signed off. Two lend against an already paid-off, unencumbered property for non-residents — as a rule up to 50 % of the tasación. Handover including the Licencia de Primera Ocupación normally takes three to six months, and in some municipalities up to two years. Data from our own brokerage practice, as at 01.09.2026.
The basis is the brokerage practice of Perini Finance & Property. For every Spanish financing case, 30+ institutions are approached — major Spanish banks, regional cajas, non-resident specialists and international lenders. What is counted is how many actually write the structure, not how many call it conceivable. Period: ongoing brokerage practice, as at 01.09.2026.
Lender names are not published. The fourth finding counts people, not banks: it covers only enquiries that reached us after the purchase had already collapsed. Those who never found us appear in no statistic — not even ours. The figure is therefore a documented lower bound, not an estimate of the whole market.
What this is not. It is not a representative study of the whole Spanish banking market, but an evaluation of our own enquiries. Lenders we do not approach do not appear in it. We publish no names — access to these houses is what our clients pay us for.
Next update: Q4 2026. Please cite as: “Perini Market Check, Perini Finance & Property, as at 01.09.2026”. Each finding can be linked individually (anchors: #bauraten · #beleihung-bestand · #bauabnahme-dauer · #gescheiterte-kaeufe).
When your bank says no, that is rarely a statement about your case.
It is a statement about which camp the lender you happened to ask belongs to. Nineteen noes and one yes still add up to a yes — you only have to know which house to ask.
Exactly one institution pays the developer instalments during construction — once the buyer's equity is in, each instalment in full, straight to the developer. Every other lender approached pays only at handover.
Two institutions lend against unencumbered existing property — as a rule up to 50 % of the tasación, with the capital demonstrably used in Spain; the funds may not leave the country.
Three to six months after technical completion is normal. In some municipalities the procedure drags on for up to two years. No standard bank pays out during that time — and the buyer carries the instalments from their own liquidity.
That is how many people approach us each year after the purchase has already collapsed — not because of creditworthiness, but because nobody could find them a bank that pays the stage payments. The trend is rising. These are only the ones who still found us; how many there are in total, nobody knows. The real figure is certainly higher.
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
According to the survey by Perini Finance & Property (as at 01.09.2026), exactly one of the 15 to 20 lenders regularly approached pays the developer instalments during construction. All the others pay only at handover.
Two of 15 to 20 lenders approached (Perini Market Check, as at 01.09.2026). As a rule up to 50 per cent of the tasación, the property free of charges, with the use of funds in Spain to be evidenced — the money may not leave the country.
Three to six months after technical completion is normal. In some municipalities the procedure drags on for up to two years (Perini Market Check, as at 01.09.2026). No standard bank pays out during that time, and the buyer carries the instalments from their own liquidity.
20 to 30 people approach Perini Finance & Property each year after the purchase has already collapsed — not because of creditworthiness, but because nobody could find them a bank that pays the developer instalments during construction. The trend is rising (Perini Market Check, as at 01.09.2026). Only enquiries that reached us are counted; the real figure is higher.
Then it is probably interesting. Send us the key facts — we will tell you whether it holds before you file an application anywhere.
Equity in first, then the bank pays each instalment in full — straight to the developer.
Up to 50 % of the tasación, free of charges, funds documented into the next property in Spain.
Up to 80 % of the lending value — as equity or purchase price in Spain.
Non-residents typically get up to 70 % of the lower of purchase price and tasación. Which lender fits depends on your profile, the property and the region.
Anonymised case reports on financing on the Costa Blanca for non-residents in Spain: how much the structure of your income matters to the bank here.
Which ones are most active for non-residents, how much they lend, what that means for your equity, and what changed among the banks in 2025 and 2026.
The self-disclosure is the structured overview of your finances that Spanish and Portuguese banks need to assess a non-resident application.
If the Euríbor has risen by then, your monthly payment rises without you signing anything. Switching lender via subrogación is possible but takes time.
Content by Siegfried Perini — local brand representative since 2019, active in real estate since 1992, entered in the German intermediary register (§ 11a GewO) as a person directly involved in brokerage and advice. Point of contact for German-speaking buyers in Spain and Portugal. Brokerage by Olga Nikushkina, mortgage credit intermediary under § 34i German Trade Regulation (GewO); in Portugal through a locally licensed intermediary.