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 15 to 20 to ask.
Our own data · as at 01.09.2026
Spanish banks compared — which lender finances property for non-residents?
We approach 15 to 20 lenders on every case. So we know how many actually write a structure — not how many call it conceivable.
In short
Still financeable? Four findings
What does the survey show?
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.
Who collected the data?
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 15 to 20 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 findings
How many Spanish banks pay the stage payments before handover?
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.
How many banks lend against an already paid-off property for non-residents?
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.
How long does handover including the Licencia de Primera Ocupación take?
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.
How many buyers lose the new-build because nobody arranges the finance?
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.
Method — so the numbers can be checked
The basis is the brokerage practice of Perini Finance & Property. For every Spanish financing case, 15 to 20 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).
What this means for you
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.
Stage payments during the build
Equity in first, then the bank pays each instalment in full — straight to the developer.
Charge a paid-off property
Up to 50 % of the tasación, free of charges, funds documented into the next property in Spain.
Charge a German property
Up to 80 % of the lending value — as equity or purchase price in Spain.
Your case is not in this data?
Then it is probably interesting. Send us the key facts — we will tell you whether it holds before you file an application anywhere.
Discuss your caseFrequently asked
Questions about the market check
How many Spanish banks pay the stage payments before handover?
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.
How many Spanish banks lend against an already paid-off property for non-residents?
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.
How long does handover including the Licencia de Primera Ocupación take in Spain?
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.
How many buyers lose a Spanish new-build because nobody arranges the finance?
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.