Mortgage in Spain for non-residents: what you need to know

Home » Blog » Mortgage in Spain for non-residents: what you need to know

Spain remains one of the most sought-after destinations for real estate acquisition by international buyers. The reasons are obvious – a mild climate, a stable market, and accessible financing. This is especially relevant for those who are not ready to invest the entire sum at once. In this case, a mortgage in Spain for non-residents becomes a convenient and achievable tool for purchasing property.

The country’s financial system offers flexible property purchase schemes involving bank capital. Moreover, almost the same mortgage conditions in Spain are available for foreigners as for the country’s citizens, with some nuances.

How do Spanish financial structures work?

Most major banks in Spain willingly provide loans to foreign citizens. The loan is issued for a specific property selected and evaluated within the established procedure. Leading institutions in the mortgage segment include Banco Sabadell, BBVA, Santander, as well as Unicaja, Bankinter, and CaixaBank. These institutions have ready-made mortgage packages for foreign clients.

It is important to understand that each financial institution independently determines the requirements for borrowers. While general principles are maintained, the details may vary.

Key parameters for obtaining a mortgage in Spain for non-residents

The loan procedure for non-residents has its own rules: a larger initial payment, thorough verification of income sources, and a higher interest rate. The process is carried out in a clear and standard format. Below are the basic parameters defining the deal structure:

term – from 5 to 30 years, most commonly up to 25 years;
down payment – from 30% to 40% of the property value, depending on the type of property and client profile;
interest rates – fixed or variable, averaging from 3.5% to 5.5% annually;
loan currency – euro, with payments to an account in a Spanish bank;
mandatory insurance – property and life of the borrower, in some cases – a loan condition.

The higher the transaction amount and the more stable the client’s financial history, the more favorable requirements the lender offers.

What will the borrower need?

Before submitting an application, it is necessary to gather the required set of documents and ensure that the purchased property meets the financial institution’s requirements. How to get a mortgage in Spain for a non-resident is a question directly related to the client’s readiness for income source verification and transparency. Each application is considered individually, but the basic list of provisions remains almost unchanged:

mortgage documents – passport, NIE (foreigner identification number), income statement, tax return;
bank statements – confirmation of solvency for the last 6-12 months;
property appraisal – conducted by an accredited appraiser approved by the bank;
preliminary purchase agreement – with specified value and transaction conditions;
bank account – mandatory for fund transfers and loan repayment.

All documents must be translated into Spanish with notarization.

Who is eligible for a loan?

A mortgage in Spain for foreigners is suitable for both private buyers and investors planning to rent out the property. The highest activity is shown by citizens of the EU, the UK, CIS countries, and the Middle East. Income level is the main factor in decision-making, not citizenship.

It is possible to purchase apartments, villas, townhouses, or commercial spaces. During the evaluation stage, not only the property’s value is assessed but also its location, liquidity, and legal cleanliness.

Property acquisition with a loan as an investment

Buying property using a bank loan is not only a way to own property in Europe but also a profitable capital placement tool. Purchasing real estate in Spain with a mortgage allows non-residents to maintain liquidity, spreading expenses over a long period.

Moreover, thanks to the stable market, property prices demonstrate long-term growth, making credit investment particularly attractive for those who view real estate as an asset in their investment portfolio.

Choosing a lender

Key players in the market are banks with international reputation and experience in working with foreign clients. Among them are:

Banco Sabadell – offers mortgage products with a fixed rate for 10 years;
BBVA – emphasis on digital support and online application processing;
Santander – a wide range of loans for foreigners and non-residents;
Unicaja – advantageous offers with floating rates;
Bankinter – convenient requirements for buyers without residency;
CaixaBank – comprehensive packages considering rental, investments, and transaction support.

Comparing offers and obtaining preliminary approval are important steps before entering into a deal.

Mortgage in Spain for non-residents: the main points

A mortgage in Spain for non-residents is a transparent and accessible opportunity to acquire real estate in one of the most stable countries in Europe. Purchasing property with bank financing allows investment in housing without tying up all capital at once.

Formal requirements include basic mortgage documents, an initial payment, and income verification. Loan conditions depend on the financial institution and borrower status, but generally remain clear and comparable to European standards.

For those considering buying property abroad, a mortgage in Spain for foreigners is a convenient and advantageous option for personal residence, rental, or long-term investment. With a thoughtful approach and support from an experienced specialist, property acquisition becomes not a stress but a profitable and confident step towards European quality of life!

What is premium-class housing and why is it worth the money

Premium is not a sign at the entrance or a glossy magazine in the lobby. It starts with the question of what premium-class housing is, but ends with an answer in details: in architecture, engineering, infrastructure, location, and the feeling of space.

This market segment does not sell square meters — it creates an environment where every step is well thought out, from the view from the window to the Wi-Fi access point in the elevator. To understand where the line between “expensive” and “thoughtful” lies, it is worth delving deeper into numbers, projects, and examples.

Architecture that Speaks Volumes

Understanding what premium-class housing is helped by the architectural concept. The project does not replicate mass standards but dictates uniqueness — facades are finished with natural stone, ceramic granite, aluminum panels. The building declares its status even before entering.

Author’s architecture is used in the premium segment. Ceiling height ranges from 3.2 to 3.8 m, panoramic glazing, enlarged spans — every element emphasizes that standards are not applicable here.

Finishing and Engineering: Not Cosmetics, but Technology

Premium-class housing does not allow typical solutions. The development of engineering systems starts at the concept stage. Ventilation is supply and exhaust with filtration and humidification. Heating is convective or radiant, with point control.

Finishing is done according to the design project: natural stone in bathrooms, engineered wood in living areas, seamless stretch ceilings. “Smart home” systems are installed with remote control capabilities.

Finishing in premium means readiness for move-in without construction work. Apartments with full finishing include not only repairs but also built-in appliances and furniture.

Location and Surroundings: Not Just an Address, but a Point of Attraction

Location is a strategic variable in assessing premium-class real estate. Projects are concentrated in central districts of metropolises or in ecologically clean areas with well-thought-out logistics.

Walking distance to business centers, cultural sites, parks, embankments, and transport hubs is a basic characteristic. The developer selects not just a plot but an environment that enhances the value of the property.

Difference Between Business and Premium Housing

Premium stands out for personalization, delicate privacy, and technology. Business class may have standard layouts, while premium offers individual solutions with sound insulation up to 56 dB, soundproof partitions, and built-in storage systems.

Service level: in premium, security and concierge work 24/7, there are lounge areas, wine rooms, meeting rooms. The number of apartments per floor is 2–4. In business class, it can be up to 10.

Premium Class vs Elite Class: Where the Line Is Drawn

The premium-class housing segment is often confused with elite. The difference lies in the details: premium maintains a balance between functionality and prestige, while elite transitions into exclusivity.

The difference between premium and elite housing is expressed in scales: in the elite segment, construction of 8–12 apartments is possible, with apartments starting from 200 m², and panoramic views are mandatory. In premium, the area starts from 60–70 m², while comfort and finishing are not compromised.

Elite differs in location: it is often old buildings or mansions in secured areas. Premium includes multi-apartment buildings with limited access and a high level of security.

Classification of High-Budget Housing in Spain

In Spain, expensive real estate is traditionally divided into three categories: business, premium, and elite. Each reflects not only the price range but also expectations regarding the quality of architecture, finishing level, technical equipment, and surroundings.

Class	Average Area	Finishing	Price (per m²)
Business	60–100 m²	basic or white box	from €3,000 (Malaga, Alicante)
Premium	100–180 m²	designer, with appliances	from €6,000 (Barcelona, Madrid)
Elite	from 180 m²	individual project, turnkey	from €10,000 (Marbella, Ibiza)

This division helps developers form targeted sales strategies, and buyers find it easier to navigate the characteristics of the property: from engineering and service to location format and privacy level.

What Is Premium-Class Housing: Specific Characteristics

The premium segment is defined not by square footage but by spatial logic and comfort technology. Here, it’s not about the form but how it’s adapted to the owner’s lifestyle scenario.

The market records basic characteristics of premium class that influence demand:

Expanded layouts with master bedrooms and walk-in closets.
Separate storage rooms and laundry areas.
Large windows with warm aluminum profiles.
Balconies or terraces, even in central districts.
Lifts with individual card access.
Panoramic views — river, historic center, green areas.

Premium-class real estate offers a holistic concept of living in enhanced comfort, not just a set of square meters.

Parking, Infrastructure, and Regional Differences

Premium-class housing includes parking as a mandatory project element. Spaces are widened (from 2.8 m), individual storage systems (boxes) are used, and two-level mechanisms are often applied. In some projects, there is direct lift access to the parking area via a card.

Infrastructure is deployed within the complex: gym, yoga spaces, cafes, pet zones, and children’s clubs.

Documentation, Project, and Developer Requirements

The developer must present not just visualization but detailed technical documentation: site plan, architectural project, insolation calculation, facade passport, security systems, finishing specifications.

Project requirements: compliance with premium-class parameters according to the Unified Register of Developers (URD). Without this, the property will not be positioned in the upper segment.

Important: the project includes precise calculations of network loads, noise absorption levels, and population density. The buyer receives not abstract housing but a legally described and technically verified product.

What Is Premium-Class Housing: Differences from Other Classes

Premium class is not just a more expensive version of the business segment but a separate development philosophy. It sets new quality standards where every element contributes to the sense of status and comfort.

Main features:

Location: central districts, prestigious areas, pedestrian access to social, cultural, and transport facilities.
Architecture: unique facades, author projects, premium materials.
Area: from 70 m², focusing on master bedrooms, walk-in closets, and separate bathrooms.
Engineering: smart climate control systems, ventilation, leak and access protection.
Finishing: designer turnkey renovation using European brands.
Parking: underground parking with security system, possibility of installing electric chargers.
Infrastructure: complex autonomy, presence of commercial and entertainment areas inside.
Developer: well-known brands with proven reputation (e.g., MR Group, Donstroy, RBI, PSN Group).

All these parameters form a solid understanding of what premium-class housing is — as a self-sufficient ecosystem where every element is carefully considered.

What Is Premium-Class Housing: Conclusions

The market is shifting: instead of ostentatious luxury, buyers seek rational premiumness. In this context, understanding what premium-class housing is becomes crucial: it’s not about square footage, price, or gilded finishes. It’s a project that addresses specific needs — from privacy to ecology, from engineering to logistics. This is why real estate in this segment remains stable even during market fluctuations. Demand is sustained by quality, not advertising positioning.

August 24, 2025

How to obtain Spanish citizenship: through investment in real estate, naturalisation and more

A state with a population of 48 million people offers a clear algorithm for those who want to understand how to obtain Spanish citizenship. The Law on Foreigners (LOEX) has systematised all channels – from naturalisation to investment. The period of residence, the amount of capital, the legality of the source of income, the level of integration – each criterion affects the result. Practice shows: the key to the passport is hidden in the details.

Property investments: capital works for status

Citizenship is not granted directly for the purchase of assets. The golden visa mechanism opens a direct path to residence permit and then to permanent residence and naturalisation. Since 2013, the investor admission programme offers a simplified procedure if the applicant has purchased a home for €500,000 or more without loans. This amount is sufficient for an apartment in Alicante, a townhouse in Malaga or a penthouse in Valencia.

The path includes:

the purchase of the property;
processing the application through a consulate or in-country;
processing of an investor visa with the right to work;
renewal of the residence permit after two years;
applying for permanent residence in five years;
formalisation of citizenship status after 10 years.

Thus, how to obtain Spanish citizenship through property investment is a task with a predictable outcome and a clear payback period.

Naturalisation: the law through patience

The longest, but massive way. The law establishes 10 years of legal and continuous residence as a condition for obtaining citizenship. For natives of Latin America, Portugal and a number of countries, the period is reduced to 2 years, in case of marriage to a citizen of the country – to 1 year. Among all the options for obtaining Spanish citizenship, the path through naturalisation is used more often than others.

Key Terms:

Having a residence permit or long-term residence;
confirmation of integration;
passing language (DELE A2) and culture (CCSE) examinations;
renunciation of previous citizenship (unless otherwise provided for).

The procedure is governed by Articles 21 and 22 of the Civil Code. The Ministry of Justice processes up to 150,000 applications per year, with approval rates varying by region.

Marriage and descent: the shortest route

Not everyone knows how to obtain Spanish citizenship through marriage, but this channel is one of the fastest. A year of cohabitation with a citizen of the country in a registered marriage is enough. At the same time, it is required to live in Spain legally.

The right of descent applies – for children born to Spaniards or adopted under the age of 18. The law takes into account special cases – being in the country at the time of birth, if both parents are stateless.

How to obtain Spanish citizenship: ways

The variety of legal mechanisms allows you to choose an approach depending on your goals, time and budget. The system covers:

Naturalisation – if you have lived for 10 years or more with permanent residence.
Property investment – through residence permit, residence permit and subsequent filing.
Conclusion of marriage – with confirmed cohabitation.
Birth or adoption – if there is direct descent.
Study or work – after the extension of the temporary residence permit.
Refugee – with asylum and integration conditions.
Citizenship by descent – if you have Spanish ancestors.

Each of these paths demonstrates how to obtain Spanish citizenship based on legal rules and life circumstances.

Documents and requirements

Migration authorities have specific document requirements for Spanish citizenship. A typical package includes:

proof of legal residence;
NIE – foreigner’s identification number;
examination certificate;
a criminal record certificate from Spain and the country of origin;
a certificate of income or tax return;
health insurance;
completed application form and fees paid.

The system supports electronic feeding via the Mercurio platform, which halves the processing time. Correctly completed documents for Spanish citizenship shorten the path to the final decision by 4-6 months.

Causes of failures

The Department of Justice strictly monitors background violations. Statistics show that denial of Spanish citizenship status is most often explained by:

incomplete or inaccurate documentation;
lack of legal income;
long trips out of the country;
by refusing to take the exam;
a criminal record or an administrative record.

Judicial practice demonstrates: in 70% of cases appeals after refusal remain unsuccessful. Mistakes in the CV are worth several years of waiting.

Peculiarities of the dual status of a citizen

Dual citizenship in Spain is only available for a limited number of countries. Latin America, Portugal, Andorra, Philippines – citizens of these countries retain both passports. For the rest, a renunciation of the previous citizenship is required.

Spanish law strictly controls the retention of a second passport without notification. Attempts to conceal the fact will result in the cancellation of naturalisation. It is therefore important to prioritise and understand the consequences of your choice.

Examinations: the key to recognition

The state requires mandatory language (DELE A2) and culture (CCSE) tests. The Instituto Cervantes certifies the results. The national average pass rate is 92%. The exam lasts 45 minutes and includes knowledge of the Constitution, history, way of life, geography, symbols and rights.

Candidates who have studied the tests in advance pass the threshold in 95% of cases. Preparation takes 2-3 months. Without passing the exam, it is impossible to explain how to obtain Spanish citizenship even with all other conditions fulfilled.

Residence, residence, residence permit and permanent residence: the basis for a future passport

The path to Spanish citizenship always starts with legal residence. The first step is a temporary residence permit, valid for up to 1 year, with the possibility of extension. After 5 years – a permanent residence permit, which gives full rights, except for electoral rights. The residence permit status opens a direct path to applying for a passport.

Residence requires physical presence and active participation in the social and fiscal life of the country. Successful adaptation and a stable income are mandatory parameters. In 2023, the minimum subsistence level was €600 per month per person, equivalent to an annual income of €7,200 or more. This data is used to assess financial solvency.

Everyone who realises how to obtain Spanish citizenship should consider the residence permit and residence permit not as a formality, but as a foundation.

Law and practice: what influences the decision

Formally, the law defines the process, but administrative practice clarifies the details. For example, the legislation does not specify that long journeys abroad are an obstacle. However, if the migration services record absence of more than 90 days per year without a valid reason – the application is rejected.

The law “on citizenship through naturalisation” does not set out a specific list of proof of integration, but in practice it is required:

language skills;
social engagement;
the existence of a labour contract;
participation in the tax system;
absence of offences.

Therefore, you should not limit yourself to the formal fulfilment of conditions. To understand exactly how to obtain a Spanish passport, it is necessary to take into account both the letter of the law and real cases.

How to obtain Spanish citizenship: conclusions

The path is built sequentially: residency, residence, integration, exams, filing. When choosing how to obtain Spanish citizenship, it is important to consider each stage. Investment, marriage, origin accelerate the process, but do not replace preparation. Civil status is formalised only with a clear strategy.

May 21, 2025