Perini Finance & Property §34i GewO · Mortgages in Spain & Portugal
Region focus · Spain · §34i

Costa Brava — mortgage for non-residents

The quiet alternative to Barcelona — Girona province, freely lettable (with an HUTG licence), a growing German–Dutch market.

Market analysis

Why the Costa Brava rather than Barcelona?

The city of Barcelona is under a strict rent cap (Ley de Vivienda 2023). For investors that means capped rents, higher letting risk and weaker returns. The Costa Brava (Girona province) is exempt — you can let at market rates, both long-term and to tourists (with a municipal HUTG licence).

Best locations

Lloret de Mar, Tossa, Begur

Lloret de Mar — an established resort with good rental demand. Tossa de Mar — historic character, premium segment. Begur and Cadaqués — exclusive, with high value stability. L'Estartit — marina setting, an insider tip. The city of Girona — cultural, lettable year-round.

Loan-to-value & terms

Up to 70% LTV

As everywhere in Spain: up to 70% loan-to-value for non-residents, 30% equity plus 10–13% purchase costs (ITP, notary, land registry, NIE). A Spanish mortgage with a fixed, variable or mixed rate — term up to 25 years.

Market

More stable returns than Barcelona

Rents freely negotiable. Tourist letting possible with a municipal HUTG licence. Seasonality more even than on the Costa del Sol.

Buyer groups

Germans & Dutch growing

After Mallorca, the Costa Brava is the second most important market for Dutch buyers in Spain. I advise both language groups.

Access

2 airports, 1 motorway

Girona-Costa Brava (GRO) and Barcelona-El Prat (BCN). The AP-7 connects the whole coast. A day trip from Germany is possible.

Tax

IRNR & wealth tax Catalonia

19% rental income tax (IRNR) for EU residents, with deductible mortgage interest. Wealth tax from approx. €500,000 of property (as of 2026, to be clarified with a tax adviser).

Example financings

Two realistic scenarios

Concrete sample calculations for typical foreign buyers — as a guide for your own plan.

Costa Brava · Lloret de Mar

Lloret de Mar · €320,000 purchase price

  • Equity€130,000 (41%)
  • Mortgage€190,000 (59%)
  • Purchase costs (~11%)~€41,600 (ITP 10% Catalonia)
  • Loan-to-value59% LTV
  • Example payment (20 yrs, 3.2%)~€1,050/month
  • Bank typeCaixaBank / Bankinter · Catalonia

Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.

Costa Brava · Begur premium

Begur · €550,000 purchase price

  • Equity€220,000 (40%)
  • Mortgage€330,000 (60%)
  • Purchase costs (~13%)~€71,500 (ITP 10% Catalonia)
  • Loan-to-value60% LTV
  • Example payment (20 yrs, 3.2%)~€1,820/month
  • Bank typeSpanish private bank · Girona province

Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.

Mortgage calculator

Calculate your costs quickly

Pre-filled with typical values for this region — adjust and calculate.

FAQ

Frequently asked questions about the Costa Brava

What sets the Costa Brava apart from Barcelona?
The Costa Brava (Girona province) is exempt from the rent cap of the Ley de Vivienda 2023 — you can let at market rates, both long-term and to tourists (with a municipal HUTG licence). In the city of Barcelona rent is capped.
What loan-to-value can I get on the Costa Brava?
Up to 70% of the purchase price or the tasación value (bank valuation) — the lower figure applies. Spanish banks finance non-residents in the region for up to 25 years, with a fixed, variable or mixed rate.
What purchase costs apply on the Costa Brava?
About 10–13%: ITP (transfer tax) 10% in Catalonia, AJD (stamp duty) on a mortgage, notary 0.5–1%, land registry 0.5%, lawyer 1%. Plus NIE application (€50–150).
Which banks finance on the Costa Brava?
CaixaBank leads in Catalonia. Alongside it, Bankinter, BBVA, Santander with non-resident programmes. For very high purchase prices, private banks also come into play.
Is the Costa Brava worth it as an investment?
Yes — thanks to letting freedom (outside the city of Barcelona) and stable demand. Gross yield typically 4–5%, more with tourist letting. Value growth historically steadier than on the Costa del Sol.
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Legal notice

Author & regulatory separation. Content author: Siegfried Perini. Mortgage brokerage in Spain and Portugal is carried out under the §34i permit of Olga Nikushkina (BAFA-notified). This page does not replace legal or tax advice.