Mortgage requirements to buy a home in Spain if I live abroad

Buying a home in Spain while living abroad is possible (and quite common), but the key is understanding two things: what the bank will require from us to grant a mortgage and which parts of the purchase process can be completed remotely.

At Fotocasa, we break it down step by step so that we clearly understand what we need, when we will have to travel to Spain (or not) and why we usually cannot finance the property with a mortgage from our home country.

How much does it cost to buy a house in Spain? [2026]

First things first: what “living abroad” means for mortgage purposes

A non-resident is someone who has not stayed in Spain for more than 183 days in a calendar year and does not have tax residence in Spain. This means that, even if we hold Spanish nationality, if we pay taxes abroad, we will not be able to apply for a “traditional” mortgage: we will need to apply for a non-resident mortgage.

Is it possible to apply for a mortgage and buy a home in Spain if I live abroad?

Yes. Spanish banks grant mortgages to people who live outside Spain, but they do so under the non-resident mortgage scheme.

For banking purposes, what matters is not nationality, but where we are tax resident. If we do not usually reside in Spain or pay taxes here, the bank considers us non-residents and may apply specific conditions.

From Cádiz to Guipúzcoa: where do foreigners buy property in Spain?

What non-resident mortgages are like

Non-resident mortgages usually come with stricter conditions than those granted to residents in Spain. This is because the bank assumes greater risk when the borrower lives and earns income outside the country.

In general terms, these are the main differences:

• Lower financing percentage: banks typically finance between 50% and 70% of the appraisal value or purchase price (whichever is lower). In specific cases, it may reach 80%, but this is not the most common scenario.
• Higher upfront savings required: since a smaller amount is financed, the buyer must contribute more of their own capital.
• Higher interest rates: these are usually above those offered on mortgages for residents.
• Shorter repayment terms: although some banks allow longer terms, the maximum commonly ranges around 20–25 years.
• Less flexibility in linked products: it is more difficult to improve conditions by setting up salary payments or contracting additional products, especially if we do not live in Spain.

Mortgage requirements if you live abroad

Although each lender applies its own criteria, there are a number of common requirements to apply for a mortgage that banks usually request.

Stable employment and sufficient income

The bank will analyse our income in detail, even if it is earned in another country. They particularly value:

• Permanent contracts or stable employment relationships.
• Length of service in our job or continuity of income if we are self-employed.
• That the mortgage instalment does not generally exceed 30–35% of our net income.

Level of debt and financial solvency

In addition to income, the bank will review:

• Whether we have other loans or outstanding debts.
• Our credit history.
• Our ability to take on the mortgage alongside other financial obligations.

Sufficient savings for the purchase

Since only part of the property price is financed, we must have savings to cover:

• The portion of the price not financed.
• The taxes and costs associated with the purchase.

As a general guideline, in addition to the amount needed for the down payment, it is advisable to have an additional 10%–12% of the property price available to cover taxes, notary fees, Land Registry costs and other expenses.

For example, when purchasing a property priced at €100,000, if the bank finances 70% (€70,000), the buyer will need to contribute around €30,000 as a down payment plus approximately €10,000–€12,000 for taxes and expenses. In total, we would need to have savings of around €40,000–€42,000.

Having a bank account in Spain

To apply for a mortgage and buy a home in Spain while living abroad, it is essential to have a bank account with a Spanish bank, as all payments related to the purchase process are made through it: deposit or arras contract, final property price, taxes, and notary and Land Registry fees.

What documentation will we need to apply for the mortgage?

Documentation is one of the key aspects of the process and is usually more extensive when living outside Spain.

Personal documentation

• National ID, valid passport or NIE (Foreigner Identification Number) if we are foreign nationals.
• Marital status and, where applicable, matrimonial property regime.

Financial documentation

• Employment contract or proof of professional activity.
• Recent payslips or proof of income.
• Tax returns from the country of residence.
• Bank statements from the last few months.
• Information on other outstanding loans or debts.

Property documentation

• Arras contract or pre-contract, if already signed.
• Nota simple from the Land Registry.
• Property valuation (usually arranged by the bank).

Language and validity of documents

When documents are issued in another language, the bank may require an official sworn translation into Spanish. In some cases, legalisation or an apostille may also be required, depending on the country of origin.

Taxes for Foreigners Buying Property in Spain

Is it necessary to travel to Spain to apply for the mortgage?

Not always, but it depends on the stage of the process and the bank involved.

Procedures that can be completed remotely

• Submitting documentation for preliminary assessment.
• Initial mortgage application.
• Property valuation.
• Preparation of the arras contract and purchase agreement with professional advice.

Procedures that usually require in-person attendance

• Signing the mortgage deed before a notary.
• Signing the purchase deed, unless a power of attorney has been granted.

Buying a home through a power of attorney

If we are unable to travel to Spain to sign, there is the option of granting a power of attorney to a trusted person so they can sign on our behalf. The cost of a power of attorney usually ranges between €25 and €50.

This power of attorney can be granted:

• Before a Spanish notary at a consulate.
• Before a foreign notary, with the corresponding legalisation or apostille.

In this case, we will not need to travel to sign the mortgage.

What documents to request when buying a house in Spain from abroad

How long does the mortgage and purchase process take?

Timeframes may vary, but as a general guide, the process usually follows these steps:

1. Meeting and review of the documentation.
2. Bank feasibility assessment.
3. Property valuation.
4. Final mortgage approval.
5. Signing before a notary and formalisation.

In the case of non-residents, the process may take slightly longer due to the validation of foreign documents and the coordination of signatures.

Why it is usually not possible to apply for a mortgage in your country of residence

A mortgage is a loan secured by a property. For the bank, that security must be enforceable within its own legal and operational framework.

For this reason, it is common that:

• Foreign banks do not accept properties located in Spain as collateral.
• Financing must be arranged through a lender operating under the Spanish legal system.

Therefore, if we want to buy a home in Spain, we will usually also need to apply for the mortgage here.

What if we are Spanish citizens living abroad?

If we hold Spanish nationality but live abroad and want to buy a home, the process is similar to that of any non-resident. Some key points to consider:

• It is important to have a valid DNI (it can be renewed at the consulate).
• Have a bank account in Spain.
• Mortgage conditions will depend on tax residence, not nationality.

In summary, living abroad does not prevent us from buying a home in Spain or applying for a mortgage, although non-resident mortgages usually come with stricter conditions. It is essential to prepare the documentation carefully and have sufficient savings, so planning the process in advance and understanding these requirements from the outset helps to avoid delays and problems during the purchase.