Getting A Mortgage In Spain

Are you considering buying a property in Spain but don’t know where to start when it comes to getting a mortgage? Look no further! In this article, we will guide you through the process of securing a mortgage in Spain, helping you navigate the complexities and ensuring a smooth and hassle-free experience. From understanding the Spanish mortgage market to meeting the eligibility criteria, we’ve got you covered every step of the way. So, whether you’re a first-time buyer or looking to invest in a holiday home, read on to discover everything you need to know about getting a mortgage in Spain.

Getting A Mortgage In Spain

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Types of mortgages in Spain

Fixed-rate mortgages

A fixed-rate mortgage in Spain is a type of mortgage where the interest rate remains the same for the entire term of the loan. This provides stability and predictability for the borrower, as the monthly mortgage payments will not change over time. Fixed-rate mortgages are a popular choice for those who want to budget their finances without worrying about fluctuations in interest rates.

Variable-rate mortgages

A variable-rate mortgage, also known as an adjustable-rate mortgage (ARM), is a type of mortgage where the interest rate can change over time. The interest rate is usually tied to a benchmark rate, such as the Euribor or the Bank of Spain’s reference rate. The advantage of a variable-rate mortgage is that the initial interest rate is often lower than that of a fixed-rate mortgage. However, the downside is that the interest rate can increase, resulting in higher monthly payments.

Mixed-rate mortgages

A mixed-rate mortgage in Spain is a type of mortgage that combines features of both fixed-rate and variable-rate mortgages. It typically starts with a fixed interest rate for a certain period, often around five years, and then switches to a variable rate for the remaining term of the loan. This type of mortgage offers some initial stability while still allowing for potential changes in interest rates.

Interest-only mortgages

An interest-only mortgage is a type of mortgage where the borrower only pays the interest portion of the loan for a specified period, usually ranging from five to ten years. This means that the monthly payments are lower during the interest-only period but will increase once the principal repayment phase begins. Interest-only mortgages can be an attractive option for those who expect their income to increase in the future or who plan to sell the property before the principal repayment phase starts.

Fixed-term mortgages

A fixed-term mortgage in Spain is a type of mortgage where the loan has a set term, typically ranging from 5 to 30 years. The borrower makes regular monthly payments toward both the principal and the interest, with the goal of fully repaying the loan by the end of the term. Fixed-term mortgages provide a clear timeline for borrowers to pay off their debt and are the most common type of mortgage in Spain.

Documentation required for a mortgage in Spain

Passport or ID card

When applying for a mortgage in Spain, you will need to provide a valid passport or ID card as proof of your identity.

Proof of income

Lenders in Spain require proof of your income to assess your ability to repay the mortgage. This can include payslips, employment contracts, income tax returns, and bank statements.

Employment contract

An employment contract is often required to verify the stability and duration of your employment. This is important for lenders to determine your income stability and capacity to repay the mortgage.

Bank statements

Lenders typically request several months of bank statements to evaluate your financial health and assess your spending habits. These statements will help them determine your ability to manage mortgage payments.

Property documentation

You will need to provide documentation related to the property you intend to purchase, such as the sales contract, property title deeds, and any other relevant documents.

Proof of address

Proof of address, such as utility bills or rental agreements, may be required to confirm your current residence.

NIE number

The NIE (Número de Identificación de Extranjero) number is a unique identification number for foreigners in Spain. It is essential for any financial transactions, including mortgage applications.

Credit report

A credit report from a credit reference agency is often required by lenders to assess your creditworthiness. It provides information about your past credit history, including any outstanding debts or missed payments.

Choosing a mortgage lender

Researching different lenders

Take the time to research and compare different lenders to find the one that best suits your needs. Look into their reputations, customer reviews, and the range of products they offer.

Comparing interest rates and fees

Compare the interest rates and fees offered by different lenders. Keep in mind that the interest rate is not the only factor to consider – also take into account any additional fees, such as arrangement fees or valuation fees.

Evaluating customer service

Consider the quality of customer service provided by potential lenders. Reach out to them with any questions or concerns and assess their responsiveness and willingness to assist you throughout the process.

Checking lender’s reputation and stability

Check the lender’s reputation and stability in the market. Look for established lenders with a solid track record and positive reviews from previous customers.

Seeking recommendations

Ask for recommendations from friends, family, or trusted professionals who have recently gone through the mortgage application process. Their experiences can provide valuable insights.

Using mortgage brokers

Consider using a mortgage broker who can help you navigate the mortgage market and find the best deals. Mortgage brokers have access to a wide range of lenders and can negotiate on your behalf to secure favorable terms.

Mortgage application process

Preparation and organization

Before applying for a mortgage, gather all the necessary documentation and ensure it is organized and up to date. This will make the application process smoother and faster.

Submitting the application

Submit your mortgage application to the chosen lender along with all the required documentation. Be prepared to answer any additional questions or provide further information if requested.

Income and affordability assessment

The lender will assess your income and affordability to determine the maximum mortgage amount they are willing to lend you. They will look at your income, expenses, and other financial commitments to calculate your debt-to-income ratio.

Property valuation

The lender will conduct a valuation of the property to determine its market value. This is an important step to ensure that the property is worth the amount of the mortgage loan.

Legal checks and due diligence

The lender will conduct legal checks and due diligence on the property to ensure there are no legal issues or disputes that could affect the mortgage. This includes verifying the property’s legal status, checking for any outstanding debts or charges, and confirming ownership details.

Signing the mortgage offer

If your mortgage application is approved, you will receive a mortgage offer from the lender. Take the time to review the terms and conditions before signing the offer. Once signed, the mortgage contract becomes binding, and you are committed to the terms outlined.

Getting A Mortgage In Spain

Mortgage costs and fees

Interest rates

Interest rates can vary depending on the lender and the type of mortgage. It is essential to understand the interest rate and whether it is fixed or variable, as this will impact your monthly mortgage payments.

Arrangement fees

Arrangement fees are charged by the lender for processing your mortgage application. These fees can vary between lenders, so it’s crucial to factor them into your overall mortgage costs.

Valuation fees

Valuation fees cover the cost of assessing the property’s value. The lender will typically require a professional valuation to ensure the property is worth the amount of the mortgage.

Legal fees

Legal fees cover the cost of legal services related to the mortgage transaction, such as property searches, title deeds, and the drafting of mortgage contracts. These fees can vary depending on the complexity of the transaction and the legal services provided.

Stamp duty

Stamp duty, also known as property transfer tax, is a tax imposed by the government on the purchase of property. The amount of stamp duty varies depending on the region and the purchase price of the property.

Insurance costs

Mortgage lenders in Spain often require borrowers to have certain insurance policies in place. These can include life insurance, building insurance, and mortgage payment protection insurance. The cost of these insurance policies will depend on factors such as your age, health, and the value of the property.

Mortgage terms and conditions

Loan-to-Value (LTV) ratio

The Loan-to-Value (LTV) ratio is the percentage of the property’s value that the lender is willing to lend as a mortgage. Lenders in Spain typically offer mortgages with LTV ratios ranging from 70% to 80%, although higher ratios may be available in certain circumstances.

Minimum and maximum mortgage amounts

Lenders in Spain often have minimum and maximum mortgage amounts. The minimum amount may vary depending on the lender, while the maximum amount is typically calculated based on your income and the value of the property.

Term length

The term length refers to the number of years over which the mortgage will be repaid. In Spain, mortgage terms can vary from 5 to 30 years, although shorter and longer terms may be available on a case-by-case basis.

Early repayment penalties

Some mortgages in Spain may have early repayment penalties if you choose to repay the loan before the end of the term. These penalties are designed to compensate the lender for the interest income they would have received if the mortgage had been repaid as scheduled.

Payment frequency and methods

You can typically choose the frequency of your mortgage payments, such as monthly, quarterly, or annually. Different lenders may offer different payment methods, including direct debit, bank transfer, or standing order.

Currency options

If you are a non-resident or receiving income in a different currency, some lenders in Spain may offer mortgage options in currencies other than the euro. This can be advantageous if you want to minimize foreign exchange risks.

Getting A Mortgage In Spain

Mortgage repayment options

Capital repayment

Capital repayment is the most common form of mortgage repayment. Each monthly payment includes both principal and interest, allowing you to gradually pay off the mortgage over the term of the loan.


With an interest-only mortgage, you only pay the interest portion of the loan for a specified period. This means lower monthly payments during the interest-only phase, but you will need to repay the principal later in the term.

Mixed repayment

Mixed repayment mortgages combine elements of both capital repayment and interest-only mortgages. This allows you to make lower monthly payments during the interest-only phase and then switch to higher payments that include both principal and interest.


Some mortgage lenders allow borrowers to make overpayments, which can help reduce the loan term and overall interest paid. Overpayments can be a great way to decrease your debt and become mortgage-free sooner.

Offset mortgages

With an offset mortgage, you can use your savings or current account balance to offset the outstanding mortgage balance. By doing so, you can potentially reduce the interest charged on the mortgage and save money over the term of the loan.

Currency exchange considerations

Exchange rate risks

If you are applying for a mortgage in a currency different from your home currency, you need to consider the exchange rate risks. Exchange rates can fluctuate, and changes in the exchange rate can impact the affordability of your mortgage payments.

Currency conversion options

When converting currency for your mortgage, you have several options, including using your own bank, a currency exchange service, or a specialist currency broker. Each option has its pros and cons, so it’s important to research and compare before making a decision.

Using currency exchange specialists

Currency exchange specialists can offer competitive exchange rates and lower fees compared to banks. They specialize in currency transactions and can help you navigate the process of converting your funds efficiently and cost-effectively.

Timing of currency exchange

The timing of the currency exchange can impact the amount of funds you will receive for your mortgage. Consider market conditions and consult with currency exchange specialists to determine the best time to convert your funds.

Mortgage insurance

Life insurance

Life insurance is often required by lenders as a condition of the mortgage. It provides financial protection to your loved ones in the event of your death. The coverage amount should be sufficient to repay the outstanding mortgage balance.

Building insurance

Building insurance, also known as home insurance, is necessary to protect the physical structure of the property from risks such as fire, theft, or natural disasters.

Mortgage payment protection insurance

Mortgage payment protection insurance helps cover your mortgage payments in the event of unforeseen circumstances, such as job loss, illness, or disability. This type of insurance provides a safety net to ensure you can continue making your mortgage payments during difficult times.

Potential pitfalls and risks

Hidden fees and charges

Be aware of any hidden fees and charges that may be associated with your mortgage. Read the terms and conditions carefully and ask for clarification if there are any unclear or ambiguous points.

Changes in interest rates

If you have a variable-rate mortgage, be prepared for the possibility of changes in interest rates. Monitor the market and evaluate how potential interest rate changes could affect your mortgage payments.

Negative equity

Negative equity occurs when the value of your property is less than the outstanding mortgage balance. This can happen if property values decline or if you have a high Loan-to-Value ratio. It is important to consider the risk of negative equity, especially in a volatile market.

Legal issues or property disputes

Before purchasing a property, conduct thorough legal checks to ensure there are no outstanding legal issues or property disputes that could affect your mortgage. Engage the services of a reputable solicitor to assist you with due diligence.

Unreliable lenders

Choose your lender carefully, as working with an unreliable lender can lead to a range of issues and complications. Research their reputation, stability, and track record before signing any mortgage contracts.

Foreign exchange risks

If you are applying for a mortgage in a currency different from your home currency, be aware of foreign exchange risks. Changes in exchange rates can impact the affordability of your mortgage payments, so it’s important to plan accordingly and consider hedging strategies if necessary.

In conclusion, getting a mortgage in Spain involves careful consideration and research. Understanding the different types of mortgages available, gathering the required documentation, choosing the right lender, and navigating the application process are crucial steps in securing a mortgage in Spain. It is important to review the terms and conditions, consider the costs and fees involved, and assess the potential risks and pitfalls. By being informed and prepared, you can make confident decisions and find a mortgage that suits your needs and financial goals.

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