As a Dutch or Belgian buyer you can perfectly well obtain a mortgage from a Spanish bank. The conditions do differ from what you are used to at home: you borrow less, the term is shorter and the bank looks strictly at your income. In this guide you will read how much you can borrow, what it costs and how the process works step by step.
How much can you borrow as a non-resident?
For non-residents, Spanish banks normally finance 60 to 70% of the valuation. So you contribute 30 to 40% of your own money, plus the buyer's costs of 8 to 13%. The term is usually a maximum of 20 to 25 years, with the mortgage often having to be repaid before you turn 75. Banks apply a debt-to-income ratio: all your fixed commitments together may usually not exceed 30 to 35% of your net income.
Ten percentage points more LTV make a big difference to your liquidity. A bank offering 70% on a €400,000 property lends €280,000, which is €40,000 less of your own money than at 60% (€240,000). For anyone building a portfolio, that is the difference between 1 and 2 properties.
That is why we always look in advance at your investment horizon and diversification: do we finance this property to the maximum, or do we keep room for the next one? That strategic choice starts before your application.
Interest rate and conditions
Most Dutch and Belgian buyers opt for a fixed interest rate: as a guide, in September 2026 that is around 3 to 4%, depending on the bank, the term and your profile. Variable rates are linked to Euribor. When comparing, look not only at the rate but also at the compulsory extras banks attach to it, such as an insurance policy or a salary deposit.
What to know about the costs in advance
- Valuation (compulsory): €350 to €600.
- Mortgage arrangement fee: usually 0.5 to 1.5% of the mortgage amount.
- AJD (stamp duty on the mortgage): paid by the bank since November 2018, not by you.
- Notary and registration fees: for the mortgage deed, the bank has paid these since June 2019, and the gestoría too.
All in all, count on the valuation plus 0.5 to 1.5% of the mortgage amount, on top of the purchase costs of the property itself.
Which documents do you need?
Banks want a complete picture of your financial situation: NIE number, passport, recent payslips or annual figures (for the self-employed), tax returns, bank statements and an overview of outstanding loans. Documents often have to be translated; we prepare the file together with you so that the application goes through correctly first time.
J&B's banking relationships: we arrange this for you
This is where Jansen & Brouwer Property Capital makes the difference: we have direct lines to Spanish banks that work regularly with Dutch investors. Among others, we work on a structural basis with Bankinter, one of the most non-resident-friendly banks, to get mortgage applications smoothly through the process.
In practice, that means:
- We present your file to the right contact person, not a general non-resident desk.
- We know which documents Spanish banks really want to see (and which they “have to” request but do not scrutinise).
- We coordinate between you, the bank, the notary and, if applicable, a Dutch mortgage adviser.
For most clients this means: from first application to final approval in 4 to 8 weeks instead of 3 to 4 months through an unfamiliar channel.
Spanish mortgage or Dutch financing?
An alternative is financing from the Netherlands or Belgium, for example by using the equity in your own home. That allows you to move faster on the purchase (you are effectively buying cash in Spain) and sometimes on better terms. Many of our clients combine the two: partly their own funds, partly a Spanish mortgage. What is sensible depends on your situation; we are happy to work that through with you in a free consultation.
The process step by step
1. Preliminary approval on the basis of your income file, often within a week. 2. Valuation of the property by an approved valuer. 3. Binding offer (FEIN) with all conditions, followed by 10 days of statutory reflection time. 4. Signing at the notary, at the same time as the deed of sale. In total count on 4 to 8 weeks. If you buy off-plan new build, you only apply for the mortgage towards completion.
Financing as a lever for your return
Property financed intelligently can strengthen your return: you put in less of your own money per property, while rental income and capital growth run over the full property value. Combined with the strong rental market on the Costa Blanca and Costa del Sol that can work out favourably, but be careful not to overestimate it. In the regions we recommend, the gross rental yield is 6 to 7% of your total investment. With capital growth added, the total return comes to an indicative 10 to 15% per year.
Frequently asked questions
How much can I borrow in Spain as a Dutch or Belgian national?
For non-residents, Spanish banks normally finance 60 to 70% of the valuation. So you contribute at least 30 to 40% of your own money, plus the buyer's costs of 8 to 13%.
What interest rate do I pay on a Spanish mortgage?
Most buyers choose a fixed rate. As a guide, in September 2026 count on 3 to 4%, depending on the bank, the term and your profile. Variable rates are linked to Euribor.
Can I get a Spanish mortgage without a NIE number?
No. You need a NIE number for the mortgage deed and for the purchase itself. We arrange the application as standard as part of our guidance.
How long does a mortgage application in Spain take?
On average 4 to 8 weeks from application to deed. After the binding offer (FEIN) there is a statutory reflection period of 10 days before you sign at the notary.