Автор Nicki Price, CEO
Most Spanish banks lend so that your total monthly debt, the new mortgage plus any existing loans, stays at or below roughly 35% of your net monthly income. On the Costa Cálida, Costa Blanca, Costa del Sol and Costa Almería that typically means a non-resident can borrow about 60-70% of the lower of the purchase price or the bank's valuation (the tasación), while a Spanish tax resident may reach 70-80%. As a rule of thumb, a couple with a combined €4,000 net per month and no other debts can usually service a mortgage of around €200,000-€240,000 over 25 years at 2026 rates. This guide shows exactly how banks reach that figure and how to check your own number before you offer.
Spanish lenders run two tests at once: an affordability (debt-to-income) test and a loan-to-value (LTV) cap. You only get the lower of the two results. The affordability test asks whether your income comfortably covers the repayment; the LTV cap limits the loan to a percentage of the property's assessed value. Both rest on the same conservative principle set out in the Bank of Spain's responsible-lending guidance (the Banco de España circulars that followed Ley 5/2019 reguladora de los contratos de crédito inmobiliario), which pushed banks to document a borrower's genuine capacity to repay.
In practice, the affordability test is the one that catches most international buyers by surprise, because it counts income after tax and existing commitments, not your headline salary.
The DTI rule is simple arithmetic: add up every fixed monthly debt payment you already have, car finance, personal loans, credit-card minimums, other mortgages, maintenance payments, then add the proposed new Spanish mortgage payment. If that total exceeds about 35% of your net monthly income, the bank reduces the loan until it fits.
Two points trip people up. First, Spanish banks look at net (after-tax) income, so a £60,000 UK salary is assessed on what actually lands in your account. Second, they count debts in your home country too, a car loan in Manchester counts against a mortgage in Mazarrón.
Say a couple has €4,500 net combined monthly income and a €300/month car loan. The bank's 35% ceiling on €4,500 is €1,575. Subtract the existing €300 and €1,275 is left for the new mortgage. At 2026 rates, €1,275 per month over 25 years services roughly a €230,000-€250,000 loan, before the LTV cap is even applied.
| Loan amount | Approx. monthly payment | Net monthly income needed |
|---|---|---|
| €120,000 | ~€650 | ~€1,860 |
| €180,000 | ~€975 | ~€2,785 |
| €240,000 | ~€1,300 | ~€3,715 |
| €300,000 | ~€1,625 | ~€4,645 |
| €400,000 | ~€2,165 | ~€6,185 |
These are illustrative figures to show how the ratio scales; your bank will use its own current rate and your exact income and debts. Treat them as a planning guide, not a quote.
Because the loan is capped at a percentage of value, the gap is your deposit. A non-resident borrowing at 60-70% LTV needs a 30-40% deposit; a resident at 70-80% needs 20-30%. And remember the LTV applies to the lower of price or the bank's tasación, if the valuation comes in below your agreed price, your deposit has to cover the shortfall. We explain that mismatch in detail in our guide to tasación on the Costa Cálida: bank valuation vs price.
On top of the deposit you also need the purchase costs in cash, since banks don't lend against them. For a resale on the Costa Cálida the transfer tax (ITP) is 7.75% under Ley 3/2025 (ignore the old 8% figure still shown on many sites), and total buying costs run to roughly 10-13% of the price. Full rates and the full lending picture for overseas buyers are in our non-resident mortgage Spain 2026 guide.
| Coast (region) | Resale transfer tax (ITP) | Typical non-resident LTV | Cash on top of deposit (buying costs) |
|---|---|---|---|
| Costa Cálida (Murcia) | 7.75% (Ley 3/2025) | 60-70% | ~10-12% |
| Costa Blanca (C. Valenciana) | 9% (Ley 5/2025, from 1 Jun 2026) | 60-70% | ~11-13% |
| Costa del Sol (Andalucía) | 7% | 60-70% | ~10-12% |
| Costa Almería (Andalucía) | 7% | 60-70% | ~10-12% |
Note the tax base for ITP is the higher of the price or the cadastral valor de referencia published by the Catastro, if the reference value exceeds your price, your tax bill (and the cash you need) rises accordingly.
Banks verify income with originals, not estimates. For employees that means recent payslips and an employment contract; for the self-employed, two to three years of accounts and tax returns; and for everyone, bank statements showing the income arriving. Pension income counts well and is popular with the retired buyers who dominate parts of the Costa Cálida and Costa Almería.
A typical non-resident file includes:
Banks also check your credit history. In Spain they consult the CIRBE (the Bank of Spain's central credit register) for Spanish debts, and for international applicants they rely on your home-country credit file and the documents above.
Yes. Even if you choose a fixed rate, lenders model whether you could still afford the payment if rates rose, in line with Banco de España responsible-lending expectations. On a variable or mixed mortgage tied to Euribor they add a safety margin on top of today's rate before running the 35% test, so your "affordable" loan is calculated on a payment slightly higher than the one you'll actually start paying. This is why two applicants with identical incomes can be offered different amounts: the one choosing a longer fixed term often clears the stress test more comfortably.
If your income is in pounds or dollars but the mortgage is in euros, the bank assesses your capacity in euros and may apply a haircut to foreign-currency income to allow for exchange-rate swings. A weaker pound shrinks your assessed income and your borrowing power overnight. Buyers funding deposits from abroad should read our guides on currency risk for British buyers and sending money to Spain to buy property before locking in a budget.
Mediter Real Estate currently has 8,194 properties for sale across Costa Blanca South, Costa Blanca North, Costa Cálida, Costa del Sol, Costa Almería and Mallorca. Costa Cálida and Costa Almería tend to sit at the more affordable end of our stock, which matters for affordability: a smaller price means a smaller loan and a smaller deposit, so buyers on modest net incomes often find the sums work far more easily there than on the Costa del Sol. If you're weighing areas against your budget, our comparison of the four coasts and the Costa Cálida and Almería buy-to-let yields guide are useful starting points.
Also factor the running costs a bank won't lend against: community fees, IBI and Modelo 210 taxes on the Costa Cálida and general cost of living by region. Lenders expect you to carry these comfortably alongside the repayment.
As a non-resident, typically 60-70% of the lower of the price or bank valuation, capped so your total monthly debt stays within about 35% of net income. Residents on a main home can reach 70-80% LTV. The lower of the two limits applies.
Around 35% of net monthly income or below. Some banks stretch to 40% for high earners with secure incomes, but 35% is the working benchmark across Costa Cálida, Costa Blanca, Costa del Sol and Costa Almería.
Yes. Car finance, personal loans, credit cards and other mortgages abroad are all added to your monthly commitments before the 35% test is applied.
Yes. Documented pension income is accepted and common among retired buyers, subject to age limits that usually require the loan to be repaid by 70-75.
No. The deposit covers the gap between the loan and the value; buying costs, ITP of 7.75% on a Costa Cálida resale under Ley 3/2025, plus notary, registry, lawyer and gestoría, are separate cash, typically 10-13% of the price for a resale.
The LTV applies to the lower figure, so you must fund the shortfall from your own cash. Always see the tasación before committing to a price you can only afford with full lending.
Knowing your real borrowing figure before you offer is the single biggest advantage a buyer can have on the Costa Cálida, Costa Blanca, Costa del Sol or Costa Almería. Mediter Real Estate can match your budget to the right areas and homes, and point you to lenders used to international buyers. Call us on +34 744 719 499 or email info@mediter.com to start your search with the numbers already in hand.
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