Financing the stage payments
The Spanish bank pays at handover. We pay each instalment when it falls due.
Financing the stage payments — see the guideFinancing structures · Spain
Special Financing Spain Mortgage: the routes nobody offers you at the counter
Not because they are forbidden. Because the bank whose counter you are standing at does not do them. We work with lenders who do — whatever your passport. That access is the service you pay us for.
Why does my bank say no to financing a property in Spain?
Because it does not offer the structure — not because the structure is forbidden or impossible. For non-residents the Spanish rule of thumb is this: the bank finances the purchase; it does not finance the build period, it does not finance a property you already own outright, and it does not finance your plans abroad. Three structures close exactly those gaps. First, the developer instalments on a new-build, which the buyer would otherwise bridge across 18 to 36 months. Second, borrowing against an unencumbered Spanish property, up to 50 per cent of the tasación, when capital is needed for the next purchase. Third, raising capital against an unencumbered property in your home country, up to 80 per cent of its lending value, which lets you buy in Spain as a cash buyer. Which one applies is decided by the case, not by preference — and none of them is available at the nearest branch counter.
We work on exactly those three deviations. Each has its own logic, its own conditions and its own breaking point. Each comes with a guide.
The three structures
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Mortgage calculator →Release capital and buy again
Your paid-off property in Spain is idle. Up to 50 % of its value can work.
Release capital and buy again — see the guideGerman property as the capital source
Up to 80 % out of the German property — as equity or purchase price in Spain.
German property as the capital source — see the guideWhat the three routes mean in figures is set out in the ten model calculations for equity release — eight Spanish regions, two Portuguese, at the tax rates in force today.
Cutting across all three is the age question: the age limit on a Spanish mortgage — why the younger borrower's age counts.
A fourth route — and the one most non-German buyers need
You raise the equity at home. We finance on top.
Dutch, Belgian, British and Scandinavian buyers usually own something already — and their own bank will lend against it without much drama. What it will not do is finance the flat in Spain.
We do not arrange capital raising outside Spain, except in Germany (§ 34i GewO). Your bank or your broker at home releases the equity. We then arrange the Spanish mortgage that sits on top of it — for buyers of any nationality, under our BAFA notification.
And the mistake to avoid: releasing equity at home and paying cash in Spain. Once the Spanish property is paid for in full, only two of 15–20 lenders will lend against it for a non-resident, as a rule up to 50 % of the valuation (Perini Market Check, July 2026). Financing at the moment of purchase is the cheaper moment — and it does not come back.
Why these belong together
They look like three products. They are one situation: you have substance, but not in the shape the bank wants to see it. A plot with a building going up on it. A paid-off apartment nobody will lend against. A house in Germany that a Spanish bank cannot value.
The bracket is the licence. For the German leg § 34i GewO (mortgage credit intermediation, register no. D-W-132-ZUCB-95); for Spain, BAFA notification for cross-border activity — Portugal runs through a locally licensed intermediary. So nobody here has to coordinate two advisers who each see half the case. The Spanish and Portuguese side is open to buyers of any nationality; the capital-raising leg is Germany only.
What this page does not say
Which lender does which structure. That is not coyness — it is the point. These channels took years to build, they are not advertised, and they only hold as long as they do not become mass business. You get the name when we set your case up together — not before, and not on a website.
All figures are orientation from our brokerage practice — not a commitment and not a guaranteed condition. Whether a case works depends on the property, the valuation and your standing: subject to credit assessment, case by case, no legal entitlement. Figures as at 14.07.2026.
Your case fits none of these?
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 financing structures
Can the stage payments on a Spanish new build be financed?
As a rule, no. A Spanish mortgage can only be created once the property is completed and registered, because an unfinished property cannot be charged. Buyers therefore fund the construction period themselves — typically 20 to 30 per cent of the price. There is, however, a structure in which the lender disburses against construction progress, paid directly to the developer.
Can a non-resident raise capital against a paid-off Spanish property?
Most Spanish lenders decline. The market is built around purchases. Releasing capital on a property you already own is the exception for residents and largely closed to non-residents. It is possible where the property is free of charges, up to around 50 per cent of the tasación, with the funds documented into the next Spanish property.
How much do Spanish banks lend to non-residents?
Typically 60 to 70 per cent of the lower of purchase price and valuation, against around 80 per cent for residents. Seventy per cent is therefore the usual ceiling for non-residents, not a special feature.