Yes — non-residents can absolutely get a Spanish mortgage in 2026, and it remains common practice along the Costa Blanca, Costa Cálida, Costa del Sol and Costa Almería. The single biggest difference from a resident loan is the deposit: Spanish banks typically lend non-residents around 60–70% of the purchase price (or valuation, whichever is lower), meaning you should budget a deposit of roughly 30–40%. Residents, by contrast, can often borrow up to 80%. On top of the deposit you also need cash for the buying costs.
That last point catches many buyers out, so let's be precise from the start: the additional purchase costs in these four coastal regions usually run to about 11–14% of the price (transfer tax or IVA, notary, land registry, your lawyer and the mortgage-related fees). So a non-resident buying a €300,000 resale villa near Torrevieja or Estepona should expect to fund roughly a €90,000–€120,000 deposit plus around €33,000–€42,000 in costs from their own savings. The bank finances the rest. Below we break down rates, deposits, the documents you need and the step-by-step process.
As a rule of thumb across the Mediterranean coast, plan for a 30–40% deposit as a non-resident. Spanish lenders are conservative and base their loan on the lower of the purchase price or the bank's own valuation (tasación). If the valuation comes in below the agreed price — not unusual on bargain resales — the gap must be covered with extra cash, so the effective deposit can be higher than you planned.
| Buyer type | Typical maximum LTV | Typical deposit needed |
|---|---|---|
| Spanish tax resident | Up to 80% | From 20% |
| EU non-resident | Around 60–70% | 30–40% |
| Non-EU non-resident (e.g. UK, US, Norway) | Around 60–65% | 35–40%+ |
Note that LTV is the loan, not your total budget. Because the buying costs of 11–14% are not usually financed, your real cash outlay is the deposit plus those costs. Some buyers release equity from a property at home to cover this rather than borrowing in Spain — both approaches are common with our Costa del Sol and Costa Blanca buyers.
Spanish mortgages come in three shapes: fixed (tipo fijo), variable (linked to the 12-month Euríbor plus a margin) and mixed (fixed for an initial period, then variable). After the rate-hiking cycle of recent years, fixed rates have eased somewhat into 2026, and most international buyers on the costas still favour the certainty of a fixed rate.
We deliberately won't quote a single headline percentage, because rates move with the European Central Bank and each bank prices your file individually based on your income, the loan term and whether you take their products (home insurance, life insurance, a salary or pension account). As a qualitative guide:
| Type | How it works | Best for |
|---|---|---|
| Fixed (tipo fijo) | Same rate and payment for the whole term | Buyers who want certainty and budget stability |
| Variable | Euríbor + fixed margin, reviewed periodically | Buyers comfortable with rate movement |
| Mixed (mixto) | Fixed for the first 5–10 years, then variable | Buyers planning to repay or sell early |
Loan terms for non-residents are commonly up to 20–25 years, and many banks require the loan to be repaid by the time you reach a set age (often around 70–75). Lenders also apply an affordability test: your total monthly debt — including the new Spanish mortgage — should generally stay within roughly 30–35% of your net monthly income.
Spanish banks are thorough. Having your paperwork ready — translated where required — speeds the process considerably. Expect to provide:
From a complete file, allow roughly 4–8 weeks. Start early — the valuation and document verification are the usual bottlenecks for overseas applicants.
Whether or not you finance, the headline purchase costs are similar — but a mortgage adds a couple of extra line items (valuation, mortgage arrangement fee). Critically, taxes differ by autonomous community, which is why the region matters so much on this coast.
| Cost item | Costa Blanca & Costa Cálida (Alicante / Comunitat Valenciana) | Costa del Sol & Costa Almería (Andalucía) |
|---|---|---|
| ITP transfer tax (resale) | ~10% | ~7–8% |
| IVA (new build) | 10% | 10% |
| AJD stamp duty (new build / mortgage deed) | ~1.5% | ~1.2% |
| Notary & land registry | ~0.5–1% | ~0.5–1% |
| Lawyer (recommended) | ~1% + IVA | ~1% + IVA |
| Mortgage valuation (tasación) | A few hundred euros | A few hundred euros |
A key 2025/2026 point in the buyer's favour: under Spanish mortgage law, the bank pays most of the mortgage-related taxes and fees, including the AJD stamp duty on the mortgage deed and the gestoría and registry costs of the loan itself. The buyer's main mortgage-specific cost is the valuation. The transfer tax or IVA on the property remains payable by you. As a planning figure, total costs of around 11–14% of the price hold up well across all four regions.
Hugely popular with British, Belgian, Dutch and Scandinavian buyers, the Costa Blanca (Alicante province) sits in the Comunitat Valenciana, where resale transfer tax is around 10%. Banks are very experienced with non-resident files here, particularly around Torrevieja, Orihuela Costa, Jávea and Dénia.
The Murcia/Alicante coastline around Mar Menor and the new-build resorts attracts buyers seeking value. The Alicante-side towns fall under Comunitat Valenciana tax; properties in Murcia province follow Murcian rates. Always confirm the exact municipality with your lawyer, as it changes your ITP.
In Andalucía, resale transfer tax is lower — around 7–8% — which can meaningfully reduce your upfront cash on a Marbella, Estepona or Fuengirola purchase. The high volume of international sales here means lenders are well-versed in non-resident mortgages.
Also in Andalucía, Almería offers some of the best value on the Mediterranean — Mojácar, Vera and Garrucha are firm favourites. The same Andalusian tax treatment applies, so your effective deposit-plus-costs total is often lower than the equivalent Costa Blanca purchase.
Yes. Spanish banks lend to non-residents regularly, including post-Brexit UK buyers and non-EU nationals. The main difference is a larger deposit — typically 30–40% — and slightly higher rates than resident deals.
Usually 60–70% of the lower of the purchase price or the bank's valuation. EU buyers sometimes reach the top of that range; non-EU buyers tend to sit nearer 60–65%.
You'll need your NIE to complete both the mortgage and the purchase. Many buyers obtain it early, often via a power of attorney arranged through their Spanish lawyer, so it doesn't delay the process.
The transfer tax on resales is generally lower in Andalucía (Costa del Sol and Costa Almería, ~7–8%) than in the Comunitat Valenciana (Costa Blanca, ~10%), so your upfront cash can be lower in Andalucía for an equivalent price.
Most international buyers prefer a fixed rate for payment certainty. A variable rate tracks the Euríbor and can rise or fall; a mixed rate suits buyers planning to repay or sell within several years. Your circumstances and appetite for risk decide it.
With a complete, translated file, roughly 4–8 weeks. Note the legally required 10-day reflection period between receiving the binding mortgage offer and signing at the notary.
Yes, though financing typically completes near hand-over rather than at reservation. New builds attract 10% IVA plus AJD stamp duty instead of ITP transfer tax — factor this into your costs.
Financing a coastal home as a non-resident is very achievable in 2026 — but the deposit, valuation and regional tax differences make early planning essential. At Mediter Real Estate we work daily with international buyers across the Costa Blanca, Costa Cálida, Costa del Sol and Costa Almería, and can connect you with trusted mortgage brokers, independent lawyers and valuers who know each local market. Get in touch with Mediter today to discuss your budget, your borrowing options and the right property for you on the Spanish costas.
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