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Mortgage in Spain for Irish buyers

EU advantage post-Brexit · Updated Jul 2026

Irish citizens have a significantly better deal than UK buyers post-Brexit: 70% LTV (vs 60-65% UK), EUR-on-EUR (no FX risk), no apostille, EU-resident treatment from Spanish banks. Costa del Sol and Costa Blanca remain the top destinations. This guide covers exactly what Irish buyers need.

70-75%typical LTV

2.50%from TIN

2-3 mofull process

Excellenton Trustpilot|Independent comparator|Free assessment|Reply within 24h|Bank of Spain reg. nº E569

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Respuesta rápida

Why Irish buyers get the best non-resident terms in Spain

Ireland's EU membership post-Brexit is now a major advantage for Spanish property buyers. Spanish banks treat Irish applicants almost like Spanish residents: 70% LTV (vs 60-65% for UK post-Brexit), no FX buffer (EUR-on-EUR), no apostille needed on Revenue Commissioners or P60 documents, EU-resident protections under Spanish law. The Spain-Ireland Double Tax Convention is well-established (1995). Median fixed rate today: 2.10% bonificada; variable from Euribor + 0,75%. Process timeline 2-3 months — significantly faster than UK or US applicants because the apostille pipeline is eliminated.

70% LTV standard, 75% achievable for €7k+/mo income
No FX risk: EUR income on EUR mortgage
No apostille: only sworn translation needed (EU framework)
Top banks: CaixaBank, Bankinter, Santander, Sabadell Solbank

Source: hipotecas.me, Bank of Spain registered intermediary E569. Data updated to July 2026.

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Use the non-resident mortgage calculator with Irish buyer defaults: 70% LTV, EUR income, target Spanish region.

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Irish vs UK: post-Brexit comparison

Aspect	🇮🇪 Irish	🇬🇧 UK
Maximum LTV	70-75%	60-65%
FX buffer on income	None (EUR-EUR)	10-20% reduction
Apostille required	❌ No	✅ Yes (key docs)
EU rights & residency	Full	Schengen 90/180 only
Process timeline	2-3 months	3-4 months
Bank choice	Almost all banks	UK-friendly subset
Mortgage rate premium	+0% to +0.10%	+0.20% to +0.50%

If you have dual Irish-UK citizenship, always apply with your Irish passport — the EU treatment is significantly better.

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🛡️Registered with Bank of Spain · No. E569

🛡️Registered mortgage intermediary with the Bank of Spain · No. E569

Tax treatment: Spain-Ireland treaty

The Spain-Ireland Double Tax Convention (1994, in force 1995) governs how income, capital gains and inheritance are taxed between the two countries.

If you remain Irish tax resident (less than 183 days/year in Spain):

IRNR (Spanish non-resident tax): 19% on imputed rental income (1.1-2% of cadastral value), even if unrented
If rented: 19% on actual rental income; deductible expenses include mortgage interest, IBI, community fees, repairs
Irish salary, occupational pension, ARF, PRSA: remains taxed only in Ireland
Capital gains on sale: 19% Spanish CGT; Revenue gives credit for Spanish tax paid
Inheritance tax: Spanish properties trigger Spanish ISD (Impuesto Sucesiones); Irish CAT may also apply with credit for Spanish tax

If you become Spanish tax resident (>183 days/year):

Worldwide income subject to Spanish IRPF (progressive 19-47%)
Irish pension reportable in Spain with treaty relief
Modelo 720 if Irish assets >€50k (EU-EU but Spain still requires this)
Beckham Law may apply if relocating for work — flat 24% on Spanish income for 6 years

Action point: consult both an Irish tax accountant (for Irish CGT/ARF impact) and a Spanish gestor (for IRNR/ITP) before purchasing. Particular care if drawing from PRSA or ARF.

Documents from Ireland

Income (PAYE employee)

Last 2-3 years P21 (Statement of Liability)
Last 3 payslips
Employment contract
P60 (annual cumulative)

Income (self-employed)

Last 2-3 years Form 11
Notice of Assessment from Revenue
Accountant's certified accounts
Business bank statements 12 mo

Pensioner / Retiree

State Pension award letter (Dept. of Social Protection)
Occupational pension statements (last 12 mo)
PRSA / ARF statements
P60 from pension provider

Personal + property

Valid Irish passport
NIE (Spanish foreign ID)
Proof of Irish address (utility, Eircom)
Last 6 months Irish bank statements
Mortgage statement on Irish property if any

EU advantage: no apostille needed. Irish documents accepted with sworn translation only (~€30-50/page). Saves 4-6 weeks vs UK applicants who must apostille via the Foreign Office.

Spanish banks for Irish clients

CaixaBank (HolaBank)

Largest Spanish retail bank with HolaBank product line for non-residents. English-speaking team across Costa del Sol / Costa Blanca / Mallorca branches.

Best for: First-time Irish buyers, all profiles

Bankinter International

Strong with Anglo professionals. Competitive rates on €300k+ mortgages. Treats Irish applicants like Spanish residents on documentation.

Best for: Higher-income Irish professionals (€7k+/mo)

Sabadell Solbank

Specialised in expat clients on Costa del Sol and Costa Blanca. English-speaking offices in Marbella, Estepona, Calpe, Dénia.

Best for: Costa del Sol / Costa Blanca property

Santander Spain

If you bank with Bank of Ireland or AIB and use international transfers, Santander cross-border services align well. UK desk in Madrid handles Irish files routinely.

Best for: Existing online-banking-savvy Irish clients

Deutsche Bank Spain

Private banking arm for high-net-worth Irish clients. Bespoke pricing, longer terms.

Best for: €500k+ mortgages, complex financial profiles

Top regions for Irish buyers

☀️ Costa del Sol

Marbella, Estepona, Mijas, Fuengirola. Largest Irish community in Spain, year-round Anglo lifestyle, direct flights from Dublin to Málaga. ITP 7% (Andalusia).

🌊 Costa Blanca

Alicante, Dénia, Calpe, Jávea, Torrevieja. Sun + lower prices than Costa del Sol. Strong Irish presence in Torrevieja. ITP 9% (Valencia).

🏝️ Balearic Islands

Mallorca (Palma, Andratx) and Menorca. Premium prices. Smaller Irish community than Costa del Sol but growing. ITP 8% (Balearics).

🏖️ Costa de Almería

Mojácar, Vera, Garrucha. Cheaper than Costa del Sol, less developed, growing Irish retiree pocket. ITP 7% (Andalusia).

🏛️ Costa de la Luz

Conil, Tarifa, Vejer. Atlantic coast, less crowded. Niche Irish buyer market. ITP 7% (Andalusia).

🏔️ Canary Islands

Tenerife south, Gran Canaria. Year-round warmth. Direct flights from Dublin to Tenerife. IGIC 7% on new build, ITP 6.5% on resale.

Related guides

Non-resident mortgage requirements

Documents checklist

How to get an NIE

Property purchase taxes (ITP, IVA, IGIC)

Foreign income for Spanish banks

Common mistakes to avoid

Frequently asked questions

Is buying property in Spain easier for Irish than for UK after Brexit?

Significantly. Ireland is in the EU, so Irish citizens retain full freedom of movement, residency rights and EU treatment from Spanish banks: 70% LTV (vs 60-65% for UK), no apostille on documents (only sworn translation), no FX risk (EUR-on-EUR). Process is 4-6 weeks faster than UK because the apostille step is eliminated.

What LTV can Irish buyers expect?

Typically 70% of the lower of price or appraisal — same as Germans and other EU residents. With strong income (€7,000+ monthly net) some banks (Bankinter, Sabadell, AIB Spain via partnerships) negotiate up to 75%. For a €300,000 property: ~€90,000 deposit + €30,000-€36,000 in costs = €120,000-€126,000 total cash needed.

Is there FX risk for Irish buyers?

No. Both Ireland and Spain use the Euro. Spanish banks recognise full Irish income without FX buffer. This is a huge advantage compared to UK buyers (whose GBP income gets 10-20% reduced).

How does the Spain-Ireland double tax treaty work?

The Spain-Ireland Convention (1994, in force since 1995) prevents double taxation. Real estate income taxable where the property is (Spain). Irish salary, pension and PRSA generally taxable in Ireland under treaty. Capital gains on Spanish property: Spain first, Ireland gives credit for Spanish CGT paid. Avoids double tax in both directions.

What documents do Irish buyers need?

Last 2-3 years P21 (statement of liability) or Form 11 if self-employed (Revenue Commissioners), last 3 payslips, employment contract, P60 (annual cumulative payslip), 6-12 months bank statements (AIB, BoI, PTSB, Revolut all accepted), valid Irish passport, proof of Irish address, NIE. EU-EU framework means sworn translation only — no apostille needed (saves 4-6 weeks vs UK applicants).

Can I use my Irish pension or pension fund as proof of income?

Yes. Spanish banks recognise Irish State Pension, occupational pensions and PRSA. You'll need the Department of Social Protection award letter for State Pension, and last 12 months of pension statements from your private provider. Approved Retirement Funds (ARFs) can also be presented as savings/income equivalent.

Which banks are best for Irish clients?

CaixaBank (HolaBank for non-residents, English-speaking team), Bankinter International (strong with Anglo professionals), Santander Spain (cross-border with Santander Ireland customers if any), Sabadell Solbank (Costa del Sol expat-focused), AIB Spain (limited but exists for premium clients). Most major Spanish banks treat Irish applicants the same as Spanish residents on documentation, with slight LTV adjustment.

About this content

Fernando Hierro

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.

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