Your lender releases the capital
Against the property you already own, under the rules of your own country. Your bank or your broker does this — not us. Tell us what the release can realistically produce, and by when.
Equity from home · Spain
You raise the equity at home. We finance on top.
Your bank in Amsterdam, Brussels, London or Stockholm will lend against the house you already own. What it will not do is finance the flat in Spain. That is the half nobody joins up — and it is the half we do.
Information
The short answer. Two things have to happen, and they happen in two countries. At home: your own bank or broker releases capital against your existing property — Dutch overwaarde, a UK remortgage, a Belgian or Scandinavian equivalent. In Spain: we arrange the mortgage that sits on top of that equity. We do not arrange the first part outside Germany. We do arrange the second part, for buyers of any nationality.
Where the two halves fail to meet
Neither bank is being difficult. Each is simply doing its own job — and neither job includes the other country.
Your lender at home values a property it can see, in a register it knows, under a law it applies every day. It will release capital against it without much drama. Ask it what happens next and the conversation stops: it has no view of Spain, no valuer there, and no appetite to acquire one for a single client.
The Spanish lender has the mirror-image problem. It cannot see your house in Utrecht or Uppsala, cannot value it, and cannot take security over it. What it can do is lend against the Spanish property you are buying — as a non-resident, typically 60 to 70 per cent of the lower of price and valuation. But it will only do that if somebody puts the case in front of it in the form it understands.
So the buyer stands between two banks, each of which has said a version of yes, and finds that nobody will put the two halves together. That gap is not a credit problem. It is a translation problem — and it is where purchases quietly die.
The line we do not cross. Perini arranges capital raising outside Spain in Germany only (§ 34i GewO). We do not broker mortgages in the Netherlands, Belgium, the United Kingdom or Scandinavia, and nothing on this page should be read as an offer to do so. Your equity is raised by your own bank or broker at home. What we do is everything that happens after that — in Spain.
Equity from home and a Spanish mortgage are not alternatives
This is the point most buyers get wrong, and it costs them money.
The instinct is to release capital at home, wire it to Spain and pay cash. It feels clean. It is also the most expensive way to do it, for a reason that only becomes visible afterwards: once the Spanish property is paid for in full, borrowing against it later is hard. Of 15 to 20 lenders we approach, two will lend against an unencumbered property held by a non-resident — and then, as a rule, only up to 50 % of the valuation, with the use of the money documented (Perini Market Check, July 2026). Financing at the moment of purchase is not a fallback. It is the cheaper moment, and it does not come back.
The structure that works is the other way round. The equity you bring reduces what the Spanish lender has to carry — which usually makes the case easier, not unnecessary. You end up with a lower loan, a better position in the valuation, and a property that is financed rather than locked up.
We arrange the Spanish mortgage on top
The equity goes in as your contribution; the Spanish lender carries the rest. We approach 15 to 20 institutions per case and place the file with the one whose grid the case actually fits.
The two clocks are synchronised
A release at home takes weeks; a Spanish valuation and offer take weeks. Run them in sequence and the seller walks. The sequencing is the work — and it is why this fails when nobody owns both halves.
If your property is in Germany, this page is not your route
Then we do both halves ourselves. Under § 34i GewO we arrange the capital raising against your German property and the Spanish financing that follows, from the same desk. You are not coordinating two advisers who each see half the case. The lending limits, the conditions and a worked example are on that page — not on this one.
German property as security → the full structure
And if you own nothing anywhere yet: the two routes that carry every non-resident, whatever the passport, are the ones below. Both run under our BAFA notification for Spain and Portugal — nationality is not the question there. The structure is.
Stage payments during construction
The developer wants money while it is being built. The Spanish bank pays at handover. One lender of 15–20 closes that gap.
Release capital from a paid-off Spanish property
Unencumbered property in Spain, as a rule up to 50 % of the valuation, with the use of the capital documented.
Where it breaks
- The valuation, not the price. The Spanish lender lends against the tasación. If it comes in under the purchase price, the difference is yours — regardless of what the contract says.
- The timing. A release at home that lands after the Spanish deadline is worth nothing. Both processes have to start together, not one after the other.
- The documentation of income. A Spanish lender assessing a non-resident wants income evidence in a form it can read. Foreign employment contracts, foreign tax returns and foreign currency each add friction — this is where cases slow down, and it is solvable, but not on the last day.
- It is not a promise. Whether a case can be structured depends on the property, the valuation and creditworthiness. Everything here is orientation from brokerage practice, not a committed condition and not a legal entitlement.
Tell us what your lender at home can release — and when
With that one figure and the property details, we can tell you within days whether the Spanish half holds. Before you commit to anything.
Discuss your case