Will a Spanish bank lend to you?
1 minute · from your country
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.
Buying property in Spain as a non-resident?
We compare 40 Spanish banks for foreign buyers. Free assessment, all in English, response within 24 business hours. Bank of Spain reg. nº E569.
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 income in pounds carries a currency risk that a bank may reflect in how much of it it counts.
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
How long each stage takes depends on appointments and on each bank. Here is the standard order for a UK buyer:
- •Step 1: Get your NIE — appointments at the Spanish consulates in the UK can take a while, so book early or apply during a trip to Spain
- •Step 2: Open a Spanish bank account (possible remotely with some banks, or in person during a viewing trip)
- •Step 3: Submit mortgage application with full documentation to 2-3 banks
- •Step 4: Bank orders property valuation (tasación). Your UK credit report is reviewed
- •Step 5: Receive the binding offer (FEIN) at least 10 calendar days before signing, and attend the notary's free transparency meeting (Ley 5/2019)
- •Step 6: 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) on the Spanish foreign ministry's list. Translators set their own fees: ask for quotes per document.
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% move in GBP/EUR changes what the payment costs you in pounds by roughly the same proportion.
Options to manage this: compare the exchange rate and fees of your bank with those of a currency specialist; consider a forward contract, which fixes a rate for a future date; 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 (a resident's purchase costs plus a lawyer, sworn translations and the NIE; it is the figure CaixaBank (HolaBank) publishes for its non-resident mortgage):
| Cost | Amount | Notes |
|---|---|---|
| ITP (resale property) | 4-13% of price | Varies by autonomous community |
| VAT + AJD (new build) | 10% + 0-1.5% | Instead of ITP |
| Notary fees | €565-€766 | Official fee scale, €150,000-€500,000 home |
| Land registry | €197-€318 | Official fee scale, €150,000-€500,000 home |
| Legal fees (abogado) | Set by each lawyer | Advisable for foreign buyers: ask for a quote |
| Valuation (tasación) | About €350 (hipotecas.me estimate) | Required by the bank; no official tariff |
| Sworn translations | Ask for quotes | For all UK documents |
| NIE application | €9.84 police fee | + agency fee if using one |
ITP (resale property)
4-13% of price
Varies by autonomous community
VAT + AJD (new build)
10% + 0-1.5%
Instead of ITP
Notary fees
€565-€766
Official fee scale, €150,000-€500,000 home
Land registry
€197-€318
Official fee scale, €150,000-€500,000 home
Legal fees (abogado)
Set by each lawyer
Advisable for foreign buyers: ask for a quote
Valuation (tasación)
About €350 (hipotecas.me estimate)
Required by the bank; no official tariff
Sworn translations
Ask for quotes
For all UK documents
NIE application
€9.84 police fee
+ agency fee if using one
Will a Spanish bank lend to you? Check in 1 minute
Have more questions? Ask Hipo, our AI mortgage assistant
Frequently asked questions
Can I get a Spanish mortgage with a UK address?
Do I need to be in Spain to sign the mortgage?
Will my UK pension count as income for a Spanish mortgage?
Useful tools
Mortgage Simulator
Calculate your monthly payment, borrowing capacity and early repayment
Open tool⚖️Mortgage Comparator
Compare offers by rate type, term, fees and conditions
Open tool🏠What home can I afford?
Maximum property price based on your income, savings and region
Open tool✅Will I get approved?
Quick test to estimate your mortgage approval probability
Open tool📊Mortgage Calculator 360
Payment, affordability, rate comparison and amortisation
Open tool🗺️Tax & Cost Simulator
Calculate taxes and costs by region (comunidad autónoma)
Open tool📈Euribor Today
Current Euribor rate, chart and impact on your mortgage
Open tool🔄Rate Review Calculator
Calculate your new payment at your next mortgage review
Open tool🏦Subrogation Calculator
Simulate 3 bank-switch scenarios: monthly savings, total savings and break-even
Open toolNeed guidance on your non-resident mortgage?
We analyse your profile and compare non-resident mortgage conditions across banks. No commitment.
Sources and references
About this content
Mortgage Content Editor
Published: March 2026
Last updated: October 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.