¿Puede un extranjero conseguir una hipoteca en España?

Puede solicitarla. La concesión depende de la evaluación de solvencia, la garantía y los criterios de riesgo de la entidad. La Ley 5/2019 no limita su ámbito a prestatarios de nacionalidad española cuando la operación encaja en los supuestos regulados.

¿Extranjero y no residente significan lo mismo para una hipoteca?

No. La nacionalidad y la residencia son conceptos distintos. Un extranjero puede ser residente en España y un español puede ser no residente. La entidad puede valorar ambos elementos dentro de su política de riesgo.

¿Qué porcentaje financia un banco español a un no residente?

No existe un porcentaje legal universal para todos los no residentes. El LTV y el importe concedido dependen de la política de la entidad, la solvencia del prestatario, la tasación y las características de la operación.

¿Qué documentos pide el banco a un comprador extranjero?

No existe una lista bancaria única para todos los casos. La ley exige que el prestamista especifique la información y las pruebas verificables necesarias para evaluar solvencia. La documentación concreta depende de la entidad, el país, el tipo de ingresos y la operación.

¿Qué es la FEIN de una hipoteca?

La FEIN es la Ficha Europea de Información Normalizada. En las operaciones sujetas a la Ley 5/2019 es un documento personalizado y tiene consideración de oferta vinculante para la entidad durante el plazo pactado hasta la firma, con un mínimo legal de diez días.

¿Necesito una tasación para la hipoteca?

Sí cuando el inmueble se aporta como garantía dentro del marco regulado. Debe existir una tasación adecuada realizada conforme a las normas aplicables y con independencia del prestamista o intermediario.

¿Quién paga los gastos de la hipoteca?

Conforme a la Ley 5/2019, el prestatario asume la tasación; el prestamista asume gestoría, arancel notarial de la escritura de préstamo e inscripción de la garantía. Las copias las paga quien las solicite. En la escritura de préstamo con garantía hipotecaria, la normativa del ITP/AJD considera sujeto pasivo al prestamista.

¿Tengo que ir al notario antes de firmar la hipoteca?

Cuando la Ley 5/2019 resulte aplicable, sí. El prestatario debe comparecer ante el notario elegido para el acta previa de transparencia y hacerlo, como tarde, el día anterior a la escritura del préstamo.

Mortgages in España for foreigners

Mortgage financing for international buyers

Being a foreign national or non-resident does not automatically determine a financing percentage

A foreign national can apply for a mortgage to buy a home in España. Approval is not automatic: the lender must assess the applicant's creditworthiness and the transaction, and its commercial criteria may vary depending on the profile. The law does not set a single LTV for all non-resident buyers.

Jurisdiction: España Profile: foreign national / non-resident Last reviewed: 8 August 2026

View the mortgage process FEIN, FiAE and documentation

Starting point

Foreign national and non-resident do not mean the same thing

Nationality describes the country a person is from. Tax residence and habitual residence describe a different situation. A foreign national may reside in España, and a Spanish national may be a non-resident. For a mortgage, the lender assesses the transaction and the borrower's creditworthiness; its internal policies may distinguish between residence status, income currency, country of origin of the documentation or other risk factors.

Foreign buyer

Foreign nationality alone does not amount to a single mortgage regime. It is also necessary to assess where the buyer resides and how they earn their income.

Non-resident buyer

Non-resident status may influence the bank's commercial and documentation policy, but it does not legally establish a single financing percentage.

Legal protection

Law 5/2019 defines its scope according to the type of borrower and transaction. It does not limit its protection to borrowers of Spanish nationality.

The right question is not “how much does España lend to a foreign national?”, but “what financing does this lender offer this borrower for this specific transaction?”

Creditworthiness assessment

The bank must verify that the loan is sustainable for the borrower

Law 5/2019 requires the lender to carry out a thorough creditworthiness assessment before entering into the loan agreement. The factors expressly mentioned by the law include employment status, current and foreseeable income, assets, savings, fixed expenses and existing commitments.

Income

The ability to generate income throughout the life of the loan is assessed, not just the value of the property.

Savings and assets

Available savings and assets form part of the creditworthiness assessment required by law.

Expenses and debts

Fixed expenses and existing financial commitments are relevant when assessing repayment capacity.

DOC

Documentary evidence

The lender must specify what information and verifiable evidence it requires. There is no single list of documents for all banks and countries.

Do not confuse the law with underwriting

The law defines what the lender must assess and requires the information requested to be necessary for that assessment. The specific format of payslips, tax returns, debt certificates, translations or foreign documents depends on the institution and the individual case; it should not be presented as a universal legal requirement.

Financing and LTV

There is no “60% for non-residents” set as a general legal maximum

The market may have different financing policies for residents and non-residents, but these percentages are commercial and risk decisions made by each institution. Law 5/2019 does not establish a single LTV for foreign or non-resident buyers.

Ask the institution for the percentage applicable to your specific profile.
Ask which value that percentage is calculated on and how the valuation affects it.
Set aside sufficient own funds for the unfunded portion and the applicable purchase costs.
Do not sign a reservation agreement or deposit contract assuming that a bank estimate is equivalent to binding approval.

RealtorList editorial policy

Common commercial ranges used by banks or brokers may be useful as market guidance, but they are not published here as a legal rule. To obtain an actual percentage, you need an offer from the institution for the specific borrower and property.

Mortgage valuation

A valuation is a regulated financial appraisal, not an agency's commercial estimate.

Properties provided as collateral must be properly valued before the loan agreement is signed. Law 5/2019 requires independence from the lender or intermediary and refers to the mortgage valuation framework, including Order ECO/805/2003 in its current version.

Financial purpose

The valuation helps the lender assess the collateral and the transaction risk.

Approved valuer

Banco de España explains that mortgage valuations must be carried out by an authorised valuer or company within the regulatory framework.

Valuation provided

Banco de España states that the lender must accept a valuation provided by the client if it is certified by an approved valuer and has not expired, without prejudice to its own checks.

A valuation does not guarantee the loan

A favourable valuation does not replace the affordability assessment or oblige the lender to grant a specific amount.

Mortgage process

From financial assessment to signing

The exact sequence may vary between lenders, but the following stages correctly distinguish the bank's commercial assessment from the legal transparency stages.

Initial profile

The buyer sets out the amount, target property and financial circumstances. A preliminary estimate should not be confused with a binding offer.

Creditworthiness

The lender requests the information and evidence it considers necessary to assess repayment capacity within the legal framework.

Valuation

The property serving as collateral is valued in accordance with the applicable mortgage regulations.

Bank decision

The lender decides whether to grant financing and on what terms, based on affordability, collateral and risk policy.

FEIN and FiAE

Where Law 5/2019 applies, the pre-contractual documentation is provided within the legally required notice period.

Prior notarial record

The borrower appears before the chosen notary to receive advice and confirm substantive transparency.

Signing

The property sale and mortgage loan may be coordinated before a notary once all requirements for both transactions are ready.

Registration

The mortgage security is registered with the Land Registry after execution and the relevant processing.

Pre-contractual information

What legal documents are provided before signing a mortgage

For transactions within the scope of Law 5/2019, Article 14 establishes pre-contractual documentation that must be made available to the borrower at least ten calendar days before signing.

FEIN

European Standardised Information Sheet

It is personalised and is considered a binding offer for the lender for the agreed period until signing, which must cover at least ten days.

FiAE

Standardised Warnings Sheet

It summarises relevant clauses or elements, including indices, early repayment, allocation of costs and, where applicable, foreign currency.

VAR

Variable-rate scenarios

If the loan is variable-rate, a separate document is provided with repayment examples under different interest-rate scenarios.

CON

Draft contract

The borrower receives a copy of the draft contract, including a breakdown of the costs associated with signing.

SEG

Required insurance terms

If the lender requires certain insurance guarantees as part of the transaction, it must provide written information on the required terms.

NOT

Notarial notice

The borrower is informed of the obligation to receive prior notarial advice where the legal framework applies.

Ten days is a legal minimum transparency period, not the total approval timeframe

The review, valuation and bank decision process may take longer. The ten-day period refers to the pre-contractual documentation prior to signing within the scope of Law 5/2019.

Notarial transparency

Before the mortgage deed, there is a notarial advice stage

Article 15 of Law 5/2019 requires the borrower to appear before their chosen notary to receive advice on the documentation and for the notary to verify compliance with the transparency requirements. The appearance must take place no later than the day before the loan deed is signed.

The notary verifies that the required documentation has been provided and that the deadlines have been met.
They record the questions raised by the borrower and the advice provided.
The prior record forms part of the transaction's substantive transparency mechanism.
The existence of the record does not mean that the notary has approved the borrower's creditworthiness; that assessment is the lender's responsibility.

Cost of the prior record

Banco de España describes this prior transparency record as gratuita for the borrower within the regulated process.

Formalisation costs

Who pays the main mortgage costs

This table refers to the costs of formalising a mortgage loan under the current national legal framework, not to the taxes and costs of buying the property, which must be budgeted separately.

Item	Who bears the cost	Official legal basis	Notes
Mortgage valuation	Borrower	Law 5/2019, Art. 14.1.e	The cost is borne by the customer under the general rule established by law.
Mortgage administrative services	Lender	Law 5/2019, Art. 14.1.e	This must be distinguished from other services the buyer arranges independently.
Notarial fee for the mortgage loan deed	Lender	Law 5/2019, Art. 14.1.e	Copies are paid for by whoever requests them.
Registration of the mortgage security	Lender	Law 5/2019, Art. 14.1.e	This refers to the security for the loan.
AJD on the mortgage loan deed	Lender as taxpayer	RDL 1/1993, Art. 29	National tax legislation identifies the lender as the taxpayer for these deeds.
Additional notarial copies	Whoever requests them	Law 5/2019, Art. 14.1.e	Not to be confused with the cost of the original mortgage loan deed, which is borne by the lender.

Purchase ≠ mortgage

ITP on a usada property, IVA/AJD on a new-build property, advisory fees, Land Registry fees for the purchase and sale, and other acquisition costs form part of the purchase budget. They must not be confused with the allocation of costs for the mortgage deed.

Income and currency

Being paid in another currency may be relevant to risk, but it does not automatically make the loan a multi-currency mortgage.

A non-resident buyer may receive their income outside the eurozone. The lender may take this risk into account in its lending policy. A different situation is where the loan itself is denominated in a foreign currency: in that case, Article 20 of Law 5/2019 establishes specific conversion rights and disclosure obligations.

EUR

Loan in euros, income in another currency

The law does not create a universal special LTV for this circumstance. The lender may assess exchange-rate risk as part of its solvency analysis and internal policy.

Loan denominated in a foreign currency

Law 5/2019 expressly regulates the right to convert into certain alternative currencies and requires specific information on exchange-rate risk.

Before committing to the purchase

Do not turn a mortgage estimate into a condition that the contract does not protect

For a foreign buyer, the greatest practical risk may arise when reserving a property or signing an earnest money agreement before knowing how the financing will work. If the purchase depends on a mortgage, the relationship between financing and the deposit must be reviewed in the specific contract.

PRE

Financial planning

Calculate your own funds and costs before searching, but treat any mortgage illustration as indicative until you receive formal documentation from the lender.

RES

Reservation

Before paying, check what happens if financing is not obtained in time, is insufficient, or comes with conditions different from those expected.

Due diligence

Bank approval does not replace the legal, Land Registry, planning or technical review of the property.

What to check before paying a reservation deposit Real estate due diligence

Professional assistance

Compare professionals by area, language and service

A financed purchase may require coordination between the bank, valuer, notary, legal adviser and real-estate professional. RealtorList allows you to find agencies and agents relevant to the location, language and type of transaction.

Official sources

Legal and financial framework used

Sources verified on 8 August 2026. Each bank's commercial terms—financing percentage, pricing, term, scoring and specific documentation—must be checked directly with the lender and are not presented as universal legal rules.

BOE · Level 1Law 5/2019 on real-estate credit agreementsScope, solvency, valuation, FEIN, FiAE, notarial transparency, costs and foreign-currency loans. BOE · Level 1Order EHA/2899/2011Banking transparency framework and development of pre-contractual information for real-estate loans. BOE · Level 1Order ECO/805/2003Property valuation standards for certain financial purposes, in their current amended version. Bank of España · Level 2Taking out a mortgagePractical explanation of the FEIN, FiAE, time limits, documentation and prior notarial record. Bank of España · Level 2Mortgage-related costsValuation, administrative fees, notary fees, Land Registry fees and the allocation of costs under the current framework. BOE · Tax level 1Consolidated text of ITP and AJDArticle 29 identifies the lender as the taxable party in loan deeds secured by a mortgage.

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Frequently asked questions

Mortgages in España for foreign nationals and non-residents

Can a foreign national obtain a mortgage in España?

They can apply for one. Approval depends on the affordability assessment, the security and the lender's risk criteria. Law 5/2019 does not limit its scope to borrowers of Spanish nationality when the transaction falls within the regulated circumstances.

Do foreign national and non-resident mean the same thing for a mortgage?

No. Nationality and residence are separate concepts. A foreign national may be resident in España, and a Spanish national may be non-resident. The lender may assess both factors under its risk policy.

What percentage does a Spanish bank finance for a non-resident?

There is no universal legal percentage for all non-residents. The LTV and the amount approved depend on the lender's policy, the borrower's financial standing, the valuation and the characteristics of the transaction.

What documents does a bank require from a foreign buyer?

There is no single bank document list for every case. The law requires the lender to specify the information and verifiable evidence needed to assess affordability. The specific documentation depends on the lender, the country, the type of income and the transaction.

What is the FEIN for a mortgage?

The FEIN is the European Standardised Information Sheet. For transactions subject to Law 5/2019, it is a personalised document and is considered a binding offer for the lender for the agreed period until signing, with a legal minimum of ten days.

Do I need a mortgage valuation?

Yes, when the property is provided as collateral within the regulated framework. An appropriate valuation must be carried out in accordance with the applicable regulations and independently of the lender or intermediary.

Who pays the mortgage costs?

Under Law 5/2019, the borrower pays for the valuation; the lender covers administrative processing, the notarial fee for the loan deed and registration of the security. Copies are paid for by whoever requests them. For the loan deed secured by a mortgage, ITP/AJD regulations consider the lender to be the taxpayer.

Do I have to visit the notary before signing the mortgage?

Yes, where Law 5/2019 applies. The borrower must appear before the chosen notary for the prior transparency certificate, no later than the day before the loan deed is signed.

Notice: this guide provides general information on mortgages in España for foreign buyers and non-residents, basada on official sources verified on 8 August 2026. It does not constitute a bank offer or replace personalised financial, legal, tax or notarial advice. Approval, the interest rate, term, loan-to-value ratio, security and specific documentation depend on the lender and the risk profile.

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