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Buying property in Spain as a UK buyer: mortgage guide post-Brexit
Brexit changed the rules for British buyers in Spain, but it did not close the door. UK citizens can still buy property and get mortgages — the process just requires more documentation and planning. This guide covers exactly what has changed and what to expect.
The essentials
9 min full read- 1UK buyers are now treated as non-EU non-residents — same rules as Americans or Australians
- 2You need a UK credit report (Experian, Equifax or TransUnion) translated into Spanish
- 3LTV typically 60-70%, so budget 35-45% of purchase price in cash
- 4Currency risk (GBP/EUR) is a real factor — consider a forward contract
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What changed after Brexit
Before Brexit, UK buyers were EU citizens with automatic rights to reside, work and buy property in Spain under the same conditions as any Spaniard. Since January 2021, British nationals are classified as third-country nationals.
In practice, this means: you need a visa to stay longer than 90 days in any 180-day period, your income verification is handled as 'foreign income' by banks, and you may face slightly higher rates and lower LTV than EU-national non-residents.
However, your right to buy property is completely unaffected. There are no restrictions on foreign property ownership in Spain, regardless of nationality.
The mortgage process step by step
The timeline from first enquiry to completion is typically 8-12 weeks. Here is the standard process for a UK buyer:
- •Week 1-2: Get your NIE (apply at the Spanish consulate in London, Manchester or Edinburgh)
- •Week 2-3: Open a Spanish bank account (possible remotely with some banks, or in person during a viewing trip)
- •Week 3-4: Submit mortgage application with full documentation to 2-3 banks
- •Week 4-6: Bank orders property valuation (tasación). Your UK credit report is reviewed
- •Week 6-8: Receive binding offer (FEIN). 10-day mandatory cooling-off period
- •Week 8-12: Sign at the notary (you can attend in person or grant power of attorney)
Documentation UK buyers need
Spanish banks need to verify your income, employment stability and creditworthiness. As a UK buyer, you'll need:
- •Passport — valid for at least 6 months
- •NIE — Número de Identificación de Extranjero
- •Last 3 months' payslips or pension statements (officially translated)
- •Last 2 years' P60 or SA302 tax calculations from HMRC
- •UK credit report — from Experian, Equifax or TransUnion (officially translated)
- •Bank statements — last 6 months, showing savings for deposit
- •Proof of deposit funds — the bank wants to see where your 30-40% deposit comes from
- •Employment contract or letter from employer confirming position and salary
Official translationsAll UK documents must be officially translated into Spanish by a sworn translator (traductor jurado). Budget £50-£100 per document. Your mortgage broker can recommend translators.
Managing currency risk (GBP/EUR)
Your mortgage will be in euros, but your income is in pounds. This means your effective monthly cost fluctuates with the exchange rate. A 10% swing in GBP/EUR — not unusual over a year — can add or subtract hundreds of pounds from your effective monthly payment.
Options to manage this: use a currency broker (TransferWise/Wise, Currencies Direct, OFX) for better rates than your bank; consider a forward contract that locks in a rate for 6-12 months; or set up a regular payment plan that averages out exchange rate fluctuations over time.
The 90-day rule and property use
Post-Brexit, UK nationals can only stay in the Schengen area for 90 days within any 180-day period without a visa. This affects how you use your Spanish property but not your right to own it.
If you plan to spend more time in Spain, you'll need a non-lucrative visa (proving income without working in Spain) or a digital nomad visa. Alternatively, some buyers use their property as a holiday home and rent it out when they're not there — which also generates income to help with mortgage payments.
Total costs for UK buyers
Budget approximately 12-15% of the purchase price on top of the property cost for taxes and fees:
| Cost | Amount | Notes |
|---|---|---|
| ITP (resale property) | 6-10% of price | Varies by autonomous community |
| VAT + AJD (new build) | 10% + 1-1.5% | Instead of ITP |
| Notary fees | €600-€1,200 | Based on property price |
| Land registry | €400-€700 | Based on property price |
| Legal fees (abogado) | 1% of price | Highly recommended for foreign buyers |
| Valuation (tasación) | €300-€500 | Required by the bank |
| Sworn translations | €300-€600 | For all UK documents |
| NIE application | €10-€20 | + agency fee if using one |
ITP (resale property)
6-10% of price
Varies by autonomous community
VAT + AJD (new build)
10% + 1-1.5%
Instead of ITP
Notary fees
€600-€1,200
Based on property price
Land registry
€400-€700
Based on property price
Legal fees (abogado)
1% of price
Highly recommended for foreign buyers
Valuation (tasación)
€300-€500
Required by the bank
Sworn translations
€300-€600
For all UK documents
NIE application
€10-€20
+ agency fee if using one
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Frequently asked questions
Can I get a Spanish mortgage with a UK address?
Yes. You apply as a non-resident. The bank will use your UK address for correspondence and may require a Spanish address for tax purposes (this can be your lawyer's office initially).
Do I need to be in Spain to sign the mortgage?
Not necessarily. You can grant a power of attorney (poder notarial) to your lawyer, who can sign on your behalf. However, many buyers prefer to attend the signing in person. The 10-day FEIN cooling-off period gives you time to plan the trip.
Will my UK pension count as income for a Spanish mortgage?
Yes. Spanish banks accept UK pensions (state pension and private pensions) as income. You'll need official statements showing the amount and regularity of payments, officially translated.
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About this content
Mortgage Content Editor
Published: July 2026
Last updated: July 2026
This page is informational and editorial in nature. It explains how the described mortgage conditions typically work and what to review, without guaranteeing results or replacing a lender’s assessment.