Private mortgage lender in Spain: the route that opens from €500,000
Not every case fails on the borrower. Some fail only because no bank holds a policy that fits. That is where a private lender comes in — with everything it costs, and everything it makes possible.
In short
What is capital privado?
Money from a private or institutional lender rather than a bank. Decided on the property and the exit, not on a house's credit policy.
From €500,000
From €500,000. Not below — that is a different market, and the work of checking it is out of proportion.
What does it cost?
A multiple of bank finance. Which is why we test the bank route first and only put the private one alongside once the bank route is out.
When is a private lender in Spain the right route?
When the case stands up economically but no bank will write it. In Spain this money is called capital privado: it comes from a private or institutional lender rather than a bank, and the order of the decision is reversed — the property first, then the exit, then you. A bank looks at you first: income, where it comes from, residence, employment. If one of those falls outside the house's grid the case ends there, however good the asset is. That is why the private route is faster and less formal, and why it costs a multiple of bank finance. We arrange it from 500,000 euros, and only after the bank route has been tested — not instead of it. What has to be in place is a clean title position, a valuation that holds, and a named exit with a date: a sale, later bank finance, or funds arriving from elsewhere. A more expensive loan does not rescue a calculation that never worked.
What a private mortgage lender does differently
A bank looks at you first: income, where the income comes from, residence, employment, debt service ratio. If one of those falls outside the house's grid, the case is finished there — however good the property is.
A private lender looks first at the property and then at the exit: what the asset is worth, how cleanly it is registered, and what repays the loan — a sale, later bank finance, or funds from elsewhere. You come after that, not first.
That is the whole difference. It makes the route faster and less formal, and it makes it more expensive.
When the private route actually comes up
With us it is never the starting point. The bank route is tested first — through the Spanish houses that write these cases, and where it helps through raising the equity against German property or the Spanish mortgage with a German top-up. Only when none of that carries is a private lender the remaining option.
The situations that get that far:
- The window is too short. The contract is running and the bank process is longer than the deadline.
- The property type fits no bank grid. Land, unusual assets, existing stock with title questions.
- The income structure fits no form. And does so in a way that survives a run through the houses that do write these cases.
- It is an interim step. Capital for a defined period, with a named way out.
What does not stand up economically is not solved on this route either. A more expensive loan does not make a calculation work that did not work before.
What has to be in place before we approach anyone
- From €500,000. We do not arrange below that.
- A clean title position. The nota simple and the cadastral position have to agree. Anything built but never registered does not count as security.
- A valuation that holds. The lender works from value, not from the price you agreed — the same logic as the tasación, with a larger safety margin.
- A named exit. Sale, refinancing or other funds — with a date, not as an intention.
- Source of funds. Evidenced, as on any financing in Spain.
The difference from what you will find online
Search for capital privado and you will quickly meet providers promising money against your property within 72 hours, at any size and without scrutiny. Same product name, different market. We work above €500,000 and with lenders who examine the property and the exit before they write.
And it stays an arrangement: whether a lender writes the case, and on what terms, is their decision after their own review. We give no commitment.
Related pages
Release capital in Spain
The bank route to raising capital — up to 50 % of the tasación, at two houses in 15 to 20.
German property as security
Equity for Spain raised against German property, at German bank pricing.
What a Spanish bank requires
The grid a bank applies first — and the one the private route steps around.
Frequently asked questions
What is a private lender in Spain?
From what size do you arrange private lenders?
When does a private lender come into it at all?
Is it more expensive than a bank?
What does the property have to bring?
Will I get a commitment?
Mortgage advice — free and without obligation
I compare banks in Spain, Portugal and Germany for your particular situation — and tell you whether the bank route carries before we talk about the private one.