You arrive with the money
No financing condition in the contract, no waiting on a Spanish approval. That is an argument on price — and with a developer, doubly so.
Germany · capital raising
Raise up to 80 % against your German property — and buy in Spain
The German bank will happily provide the capital. It simply has no interest in what becomes of it in Spain — and the Spanish side cannot see the German one. Cases get lost in between.
This route requires a property in Germany. If yours is in the Netherlands, Belgium, the UK or Scandinavia, your own lender releases the capital at home and we finance the Spanish side on top — equity from home.
Information
The short answer. An unencumbered German property can be charged up to 80 % of its lending value, secured by a land charge, with the capital available for the purchase in Spain (80 % lending limit: Dr. Klein, retrieved 14 July 2026). The Spanish property stays unencumbered and you arrive there as a cash buyer. The critical point is not what your property is worth. It is the purpose: German lenders distinguish real-estate loans from consumer loans and frequently require evidence of residential use. And then the question nobody answers: who actually handles the Spanish side?
What this structure can do
One assessment, not two
The Spanish non-resident review falls away: no sworn translations, no Spanish debt-ratio test, no second valuation.
Germany carries it
The lender values what it knows: your German property. It never has to price the Spanish one — one reason approval tends to come faster.
Purpose decides
Holiday property abroad? The list of lenders gets shorter — not empty. Knowing that list is the work.
Why this is a Perini case
Unspectacular and decisive: this structure has two legs, and most providers have one. A German broker completes the capital raising and hands you back to yourself. A Spanish agent knows the property but not the German lender, its lending values or its purpose rules.
We hold both legs: § 34i GewO for mortgage credit intermediation in Germany (register no. D-W-132-ZUCB-95), BAFA notification for cross-border activity in Spain and Portugal, and a presence on the ground since 2019.
- Sequence. The German approval belongs before the Spanish reservation, not after.
- Evidence. The planned purchase is the purpose that carries the loan. Document it before it is demanded.
- Tax. Whether holding and charging the German property is wise is for your tax adviser. We supply the financing side and flag where the question lands.
- It is not a commitment. 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.
Worked example · Marbella
Buying in Sierra Blanca — the equity comes from the German house
Both legs: capital raising in Germany, mortgage in Spain
A couple from North Rhine-Westphalia own an unencumbered house in Germany and want a villa in Sierra Blanca. The Spanish bank finances 70 % — the rest, including costs, should not come out of the portfolio.
| Item | Amount | Note |
|---|---|---|
| Property in Germany · market value | €2,800,000 | free of charges |
| Villa Sierra Blanca · purchase price | €4,000,000 | |
| Purchase costs (approx. 12 %) | €480,000 | |
| Spanish mortgage (70 % of the price) | €2,800,000 | secured on the villa |
| Remaining requirement (equity share + costs) | €1,680,000 | |
| Capital raised against the German property | €1,680,000 | = 60 % of market value |
Not one euro out of the portfolio, no sale in Germany. Two jurisdictions, one purchase — and one person answerable for both.
And the other side of it: Total debt €4,480,000: €2,800,000 secured on the Spanish villa, €1,680,000 by land charge on the German house. The German lender requires proof of residential use of funds; that proof decides how the loan is classified.
Note: This worked example is based on typical financing constellations from our practice. All amounts, persons and property data are anonymised or illustrative. It is not a customer testimonial. Every financing is assessed individually against personal standing, the property valuation (tasación) and the lender's own criteria.
Region: Property finance in Marbella
Free guide
German property as security, purchase in Spain — the guide as a PDF
How the structure works, what breaks it, which documents the lender wants to see and in which order to proceed. Free, by email, no upfront cost.
What is inside:
- Loan-to-value · up to 80 % of the German lending value
- Security · land charge in Germany — the Spanish property stays unencumbered
- Pitfall · proving residential use of funds
- The bracket · both legs, one point of contact
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.
Both legs, one point of contact
Send us the key facts of your German property and the planned purchase in Spain. We will price both routes against each other before you commit to one.
Have both sides checkedRelated: Spanish or German bank? · all three structures