Non-resident financing · Spain
Non-resident property financing in Spain.
Non-residents can borrow to buy property in Spain, but lender criteria differ from those for residents. Planning the structure early avoids surprises.
In short
Non-residents can obtain Spanish mortgages, typically at lower loan-to-value ratios than residents and with more documentation. Many international buyers combine a mortgage with a portfolio-backed facility from their private bank, which can reduce the cash contribution and fund acquisition costs.
What Spanish lenders usually look at
- Verifiable income and existing commitments
- Tax residency and source of funds
- The property, through a bank valuation
- Currency of income versus currency of the loan
Practical steps
- Obtain an NIE (foreigner identification number)
- Open a Spanish bank account
- Prepare income and identity documentation for the lender
- Consider a power of attorney if you cannot attend completion
- Align mortgage approval with the deposit contract timeline
Where portfolio-backed financing fits
Because it is secured on an investment portfolio rather than on Spanish income, a portfolio-backed facility can complement a non-resident mortgage or replace part of it. It carries market and currency risk and should be stress-tested.
Last updated 21 October 2026. Reviewed by Marbella Property Advisory.
Illustrative example
Portfolio-backed facility at c. 70% LTV
- Eligible investment portfolio
- €1,000,000
- Illustrative portfolio-backed facility
- €700,000
- Illustrative loan-to-value
- 70%
Portfolio-backed lending may be illustrated at up to approximately 70% loan-to-value where suitable. Actual lending value depends on portfolio composition, concentration, volatility, liquidity, currency, jurisdiction and lender approval.
Financing examples are illustrative and do not constitute an offer of credit. Availability depends on the client profile, collateral, property, jurisdiction and lender approval.
Risks
What to understand before borrowing
- Interest applies, usually variable and linked to a reference rate.
- Approval is case-by-case and depends on the borrower, the portfolio, the lender, the property and the jurisdiction.
- Market declines reduce collateral value; additional collateral or repayment may be required.
- In a severe decline, the lender may sell pledged assets.
- Currency risk applies where the loan and assets are in different currencies.
- Leverage should be structured responsibly, with buffers below the maximum lending value.
FAQ
Questions buyers ask
Can non-residents get a mortgage in Spain?
Yes. Spanish banks lend to non-residents, generally at lower loan-to-value ratios than to residents, subject to income, documentation and a bank valuation.
Do I need an NIE to buy property in Spain?
Yes. An NIE is required to buy property, sign a mortgage and pay taxes. We coordinate the process with your lawyer.
What is portfolio-backed property financing?
A loan or credit facility secured on an eligible investment portfolio rather than on the property. The portfolio is pledged as collateral and can remain invested. It is also called Lombard lending or securities-backed lending.
How much can I borrow against a portfolio?
As an illustration, an eligible €1,000,000 portfolio might support a facility of around €700,000 (c. 70% loan-to-value). Actual lending value depends on portfolio composition, concentration, volatility, liquidity, currency, jurisdiction and lender approval.
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