Buying a property in Spain as a non-resident foreigner is completely possible in 2026 and remains one of the most attractive options for investors and international buyers. However, obtaining a mortgage for non-residents involves meeting stricter requirements than those applied to residents in Spain.
In this complete and up-to-date guide, we explain how to get a mortgage in Spain in 2026 as a non-resident, what the maximum age limits are, what interest rate types exist and which is usually the best, which banks offer the best options, what the mortgage evaluation process looks like for foreigners, and what documents banks require.
đź“Ś What Is a Mortgage for Non-Residents?
A mortgage for non-residents is a loan granted by a Spanish bank to people who do not live or pay taxes in Spain, even if they buy a property in the country. This type of financing is mainly used by:
- International investors buying to rent or diversify assets
- People purchasing a second home in Spain
- Foreigners planning to move later but not yet Spanish tax residents
Banks consider this profile as higher risk, so they apply more conservative lending criteria.
đź’¶ How Much Financing Do Banks Offer to Non-Residents?
In 2026, typical financing conditions for non-residents are:
- Maximum financing: between 60% and 70% of the lower value between purchase price and appraisal value
- Minimum down payment: between 30% and 40% of the price
- Additional costs: approximately 10%–12% (taxes, notary, registration, appraisal)
This means that, unlike residents, foreign buyers must have a significant initial capital before applying for a mortgage.
🎂 Maximum Age to Apply for a Mortgage as a Foreigner
Spanish banks do not set only a maximum age to sign a mortgage, but a maximum age at the end of the loan. The usual maximum age is between 70 and 75 years, depending on the bank
Practical examples
- Buyer aged 45 → maximum term 25–30 years
- Buyer aged 55 → maximum term 15–20 years
- Buyer aged 65 → maximum term 5–10 years
This factor is key in defining the term and monthly payment.
🧮 Interest Rate Types for Non-Resident Mortgages in 2026
Foreign non-residents can access the same mortgage types as residents, although with slightly higher interest rates due to higher risk.
đź”’ Fixed-rate mortgage
A fixed-rate mortgage keeps the same payment throughout the life of the loan.
Main advantages:
- Stability and predictability
- Protection against Euribor increases
- Ideal for income in currencies other than euros
Disadvantages:
- Slightly higher initial interest
In 2026, fixed-rate mortgages are the most popular option for non-residents due to security.
📉 Variable-rate mortgage
A variable-rate mortgage is linked to Euribor + margin set by the bank.
Advantages: Lower initial payments
Risks: Uncertainty in future payments & greater impact if income is in another currency.
This type is recommended only for high-risk tolerance profiles.
🟡 Mixed mortgage
A mixed mortgage combines both models:
- Fixed rate for the first 5–10 years
- Then variable rate
It’s a good option for those seeking initial stability and greater long-term flexibility.
👉 Which interest rate is best for non-residents?
In most cases, fixed or mixed mortgages are the safest and most recommended options for foreign buyers.
🏦 Banks Offering Mortgages to Non-Residents in Spain (Costa del Sol and Málaga)
Not all banks actively work with international clients. In 2026, the most common banks for non-resident mortgages are:
- BBVA – Strong international presence and digital processes
- Banco Santander – Competitive conditions with linked products
- Banco Sabadell – Specialized in mortgages for foreigners
- Openbank – Online alternative with attractive fixed rates
- Banca March – Wealth management focus for high-net-worth profiles
- MyInvestor and Coinc – Digital options depending on financial profile
Final conditions depend on country of residence, job stability, income, and assets.
đź“„ Requirements to Get a Mortgage in Spain as a Non-Resident
Basic documentation
- Valid passport
- NIE (Foreigner Identification Number)
- Tax residence certificate
- Bank statements from the last 3–6 months
- Employment contract or proof of income
- Tax returns from the country of residence
Additional documentation
- Certified translations into Spanish
- Apostille (depending on the country)
- Proof of assets or investments
Banks pay special attention to income stability, savings capacity, and currency risk.
🔍 Mortgage Evaluation Process for Foreigners (Step by Step)
- Pre-financial assessment
Analysis of income, debts, savings, and debt capacity - Mortgage simulation
Comparing scenarios with different interest rates and terms - Submission of complete documentation
Detailed review by the bank’s risk department - Property appraisal
Conducted by a company approved by the Bank of Spain - Approval and binding offer
Legal document with final conditions - Signing before a notary
Signing of the mortgage and purchase contract
⏱️ The process typically takes 6–12 weeks, but may take longer if documents come from abroad or if the appraisal is delayed.
🧠Key Tips from a Real Estate Agency in the Costa del Sol (Málaga)
- Put down more than 30% if possible, especially in high-demand areas like Marbella, Estepona, or Málaga city
- Reduce or eliminate debts and avoid new financial commitments during the evaluation
- Provide complete and well-translated documentation to avoid delays
- Open a Spanish bank account and demonstrate savings capacity
- Work with a broker and a real estate agency specialized in Costa del Sol and Málaga for non-residents to negotiate better conditions and choose the bank that best fits your profile
- Consider properties with high liquidity (areas with strong international demand)
âť“ Frequently Asked Questions (FAQ)
Can I buy in the Costa del Sol without being a resident?
Yes. A non-resident can buy property in Spain and apply for a mortgage, as long as they meet the bank’s solvency and documentation requirements.
Do I need a NIE to buy?
Yes, the NIE is mandatory for any real estate transaction in Spain.
How much does buying a property in the Costa del Sol cost?
Besides the down payment, you must consider additional costs of approximately 10%–12% of the purchase price (taxes, notary, registration, management, appraisal).
Which area is best for investing in the Costa del Sol?
It depends on the objective: investment, second home, or resale. Generally, Marbella, Estepona, Fuengirola, and Málaga city are the areas with the highest international demand.
What type of mortgage is best for a non-resident?
In most cases, fixed or mixed for stability and predictability. Variable is recommended only if there is high risk tolerance.
How long does the mortgage process take?
Between 6 and 12 weeks, but it can be longer if documentation comes from abroad or appraisal is delayed.
đź“Š We Summarize It for You
Here is a summary table with key points for getting a mortgage in Spain in 2026 as a non-resident, including bank types and which are best positioned in the Costa del Sol and Málaga for foreign clients.
| Key Aspect | Summary for Non-Residents |
|---|---|
| Maximum financing | 60%–70% of purchase or appraisal value |
| Minimum down payment | 30%–40% + 10%–12% in costs |
| Maximum age at end | 70–75 years depending on bank |
| Typical term | 10–25 years (depending on age and profile) |
| Recommended interest type | Fixed or Mixed |
| Currency risk | High if income is not in euros |
| Approval time | 6–12 weeks |
| Best profile | Stable income + high savings |
🏦 Bank types and positioning for non-residents
| Bank Type | Examples | Interest Rate | Non-Resident Facilities | Recommended for… |
|---|---|---|---|---|
| Traditional banks | BBVA, Santander | Competitive with conditions | High international experience | Buyers with strong banking history |
| Banks specialized in foreigners | Sabadell, Banca March | Very competitive in fixed | Processes adapted to non-residents | Investors and international profiles |
| Digital banks | Openbank, MyInvestor, Coinc | Attractive in fixed | Stricter requirements | Clients with very clean profiles |
| Private banking | Banca March | Very competitive | High flexibility | High net worth buyers |
📌 Quick conclusion: For international clients buying in the Costa del Sol and Málaga, the best-positioned banks are those with experience in non-residents, especially in fixed-rate mortgages, and with processes adapted to foreign documentation.
Working with a real estate agency specialized in the Costa del Sol helps identify which bank fits your profile and negotiate better conditions from the start.
If you are considering buying on the Costa del Sol, we offer exclusive, no-obligation advice.
We help you calculate your mortgage, analyze your financial profile, and select properties with high investment or lifestyle potential.
👉 Book your free consultation and discover your best options.
If you are considering buying on the Costa del Sol, we offer exclusive, no-obligation advice.
We help you calculate your mortgage, analyze your financial profile, and select properties with high investment or lifestyle potential.
