Mortgage in Spain for a Pole in 2026: deposit, interest rate and documents
A Pole buying property in Spain can apply for a loan from a Spanish bank even if he or she does not live in Spain permanently. Banks treat such a person as a non-resident, which means lower financing than for residents and closer scrutiny of income. Below are the most important rules for 2026.
How much the bank will finance
For non-residents banks usually finance 60–70% of the purchase price or of the valuation (whichever is lower). Residents can count on up to 80%. In practice the deposit is therefore 30–40% of the price, to which come the purchase costs (10–14% of the property price). For properties bought as an investment banks are sometimes more cautious and the required deposit is higher.
Interest rate
Banks offer three kinds of interest rate: fixed, variable (12-month Euribor plus the bank’s margin) and mixed (fixed for the first few years, then variable). Indicatively, in 2026 the fixed rate for non-residents is in the range of about 3.5–4.7%, and the variable rate is Euribor (about 2.2–2.5%) plus a margin of 0.75–1.5 percentage points. With financing above 65% of the value the initial fixed rate is sometimes slightly above 4%. The specific offer depends on the bank, your income and the size of the deposit, so treat the figures given as a reference point.
Loan term
Non-residents usually get a loan for 20–25 years, with a limit on the borrower’s age at the date of the final repayment (often around 75).
What documents to prepare
- passport or ID card and the NIE number,
- documents confirming income from the last 2–3 years (tax returns, current earnings certificates or business documents),
- bank statements from the last 6 months showing funds for the deposit,
- information on debts and credit history,
- property documents: the preliminary contract (contrato de arras), the land registry extract (nota simple), the energy performance certificate.
The NIE number is needed right at the start, so it is worth dealing with it as the first step (we describe it in the procedure for buying property in Spain).
Costs related to the loan
The buyer pays for the property valuation (tasación), usually about €250–600. Since the 2019 law came into force, the bank covers most of the costs of the mortgage itself: the notary fees for the mortgage deed, the registration and the stamp duty (AJD). The purchase costs remain on the buyer’s side: notary, registry and transfer tax or VAT. You will find the full summary on the page Costs and taxes in Spain.
How long it takes
Obtaining a loan usually takes 6–12 weeks for a resale property if you already have the NIE. When the NIE number is still being processed, the process can take up to 20 weeks.
Borrower protection
The bank must give you a personalised offer (FEIN) at least 10 days before signing, and the notary checks the contract before signing. During this time you can calmly compare the offers of several banks and choose the type of interest rate.
How to prepare
Before you start viewing properties, set a budget that takes into account the deposit (30–40%) and the purchase costs, check your creditworthiness and ask the bank for a preliminary assessment. That way you will know your price range. We will help match a property to your budget at World Residence.
The information is general and indicative and is not financial advice. The loan terms are set by the bank, so consult a credit adviser or the bank directly before deciding.
Updated: 13 October 2026. Sources: Banco de España – Portal del Cliente Bancario, Boletín Oficial del Estado (BOE).
