Short answer: as an EU non-resident, a Spanish bank usually lends 60 to 70% of the purchase price or the valuation, whichever is lower. So you contribute 30 to 40% of the price yourself, plus the buying costs: about 8,5% for a resale property on the Costa del Sol and about 12,7% for a new build. For a 500,000 euro property you need roughly 193,000 to 243,000 euros of your own money.
“How much do I need to put in myself?” It's one of the first questions we get, and rightly so. In Spain, banks lend less to people who don't live there than you may be used to at home. Knowing this in advance helps you plan better, negotiate more calmly and avoid surprises in the final weeks before the deed.
In this article we work it out concretely, with figures from Spanish guides updated in 2026. A mortgage is always tailor-made: your bank decides based on your income, your debts and the property. So use these figures as a starting point, not a quote.
How much does a Spanish bank lend to non-residents?
| Your situation | Maximum financing (indicative) |
|---|---|
| Tax resident in Spain | up to about 80% |
| Non-resident from the EU or EEA (e.g. Ireland, Germany, Belgium) | 60 to 70% |
| Non-resident from outside the EU (e.g. UK, US) | 50 to 60% |
The percentage applies to the lower of the purchase price and the valuation. If the bank values the property below the price, your own contribution goes up. The bank also looks at your debt-to-income ratio: all your monthly payments together, including the new mortgage and any loans at home, should ideally stay below about 35% of your net income.
The term is also shorter than you may be used to: for non-residents usually 20 to 25 years, and the loan usually has to be repaid by around age 70 or 75.
Which costs come on top of the price?
You always pay the purchase taxes and costs yourself; the bank does not finance them.
| Item | Resale | New builds |
|---|---|---|
| Transfer tax (ITP) in Andalusia | 7% | not applicable |
| VAT (IVA) | not applicable | 10% |
| Stamp duty (AJD) in Andalusia | not applicable | 1,2% |
| Notary, Land Registry, lawyer or gestor | roughly 1 to 1.5% combined | |
| Total (Costa del Sol, indicative) | about 8.5% | about 12.7% |
Good news with a mortgage: since the 2019 Spanish mortgage law, the bank pays the notary, the registry, its own gestoría and the stamp duty on the mortgage deed. You do pay for the valuation, usually 400 to 600 euros. This is set out in the mortgage law (Ley 5/2019, article 14), as confirmed by the Junta de Andalucía's consumer service. Also read all the steps and costs of buying.
Worked examples: how much of your own money do you need?
Resale property on the Costa del Sol, 60 to 70% financing, 8.5% purchase costs and a valuation of about 500 euros. Amounts in euros, rounded.
| Price | Mortgage (60 to 70%) | Own contribution to the price (30 to 40%) | Purchase costs (8.5%) | Own funds needed |
|---|---|---|---|---|
| 300.000 | 180,000 to 210,000 | 90,000 to 120,000 | 25.500 | 116,000 to 146,000 |
| 500.000 | 300,000 to 350,000 | 150,000 to 200,000 | 42.500 | 193,000 to 243,000 |
| 1.000.000 | 600,000 to 700,000 | 300,000 to 400,000 | 85.000 | 385,500 to 485,500 |
With new-build property costs are higher, around 12.7%. For a 500,000 euro new build that comes to about 63,500 euros in costs, so roughly 214,000 to 264,000 euros of your own money. When buying off-plan you also often pay in stages during construction.
What determines how much you can borrow?
- Your income and debts. The bank wants to see payslips or accounts, tax returns and bank statements, and also looks at your mortgage at home.
- Your age, because of the maximum term.
- The property. Valuation, condition and location.
- Your tax residence. Inside or outside the EU makes a difference of about 10 percentage points.
- The interest rate. With a variable rate you pay Euribor plus a margin. The 12-month Euribor averaged around 3.25% in September 2026. According to a June 2026 guide, non-residents typically pay 0.5 to 1 percentage point more than residents.
Smart ways to buy with less of your own money
- Using equity in your home abroad. Some buyers finance with a loan secured on their home in their own country. Get advice on this at home, as the conditions differ.
- Choosing a different property. A resale property has lower purchase costs than a new build.
- Having your financing assessed first. That way you know exactly what's achievable before you make an offer.
- Negotiating the price. Every 10,000 euros off also saves on transfer tax.
Read more about the mortgage itself in our article on getting a mortgage in Spain as a foreigner.
How we help
We help find a property that fits your budget and put you in touch with mortgage advisers and banks that work with non-residents, so you know what's achievable beforehand. We speak English, Dutch, French and Spanish and work in Marbella, Benahavís and Estepona every day. Tell us your budget and we'll show you what's possible. No obligation.
Want to know what you can buy with your budget? Tell us and we'll show you the options in Marbella, Benahavís and Estepona. No obligation.
Tell us your budgetSend us a WhatsAppRead also: a mortgage in Spain, buying a house in Spain and Apply for NIE number.
This article is part of our guide to tax and law for property in Spain: all the rules for buying, owning, renting out, selling and inheriting in one place, checked every month.
Frequently asked questions
How much of my own money do I need for a house in Spain?
As an EU non-resident usually 30 to 40% of the price, plus purchase costs of about 8.5% for a resale property or 12.7% for a new build on the Costa del Sol.
How much will a Spanish bank lend a non-resident?
Usually 60 to 70% of the lower of the purchase price and the valuation for EU citizens, and 50 to 60% for those living outside the EU.
Does the bank also finance the purchase costs?
No. You pay the purchase taxes and costs yourself. Since 2019 the bank does pay the costs of the mortgage deed; you pay for the valuation.
How long can I borrow for as a non-resident?
Usually 20 to 25 years, and the loan generally has to be repaid by around age 70 or 75.
What interest rate will I pay?
With a variable rate, Euribor plus a margin. The 12-month Euribor averaged around 3.25% in September 2026. Non-residents typically pay 0.5 to 1 percentage point more than residents.
How much of my own money do I need for a 500,000 euro property?
For a resale property, about 193,000 to 243,000 euros: 30 to 40% of the price, about 42,500 euros in costs and the valuation.
Sources
- SpainUnveiled, Hipotecas en España para no residentes: LTV, tasas y requisitos, guía 2026 (17 June 2026)
- We Sell Homes, Hipoteca para no residentes en España: cuánto financia el banco (updated 6 October 2026)
- Euribor-rates.eu, Tipos de interés Euribor 2026, and euribordiario.es, El Euríbor cierra septiembre en el 3,247% (30 September 2026)
- Interforo Abogados, Impuestos al comprar una vivienda en Andalucía 2026 (13 April 2026)
- Ley 5/2019 reguladora de los contratos de crédito inmobiliario
Written by the Imagine Marbella editorial team. Updated October 2026. This is general information, not financial advice: always have your situation assessed by a bank or mortgage adviser.
