Can you buy Spanish property through a company?
Yes. Spanish property can be purchased through a Spanish SL, an SPV or an overseas holding company, and lenders will finance corporate borrowers at broadly 55–65% LTV. Personal guarantees from the beneficial owners are usually required.
- Corporate ownership is standard for development, commercial and multi-asset holdings.
- Expect full beneficial-ownership disclosure and enhanced AML on every shareholder.
- Overseas holding structures narrow the lender pool compared with a Spanish SL.
- Tax outcomes vary widely by structure — take Spanish and home-country advice before committing.
Key takeaways
- The Spanish SL is the default vehicle for locally held commercial and mixed-use property.
- UK Ltd and Luxembourg / Netherlands SPVs are common for prime residential and portfolio holdings.
- Corporate borrowers face a narrower lender panel — expect 50–65% LTV depending on trading history and asset.
- Full UBO disclosure is mandatory under Spanish AML; nominee structures do not avoid this.
- Corporate ownership of own-use residential property triggers an imputed benefit-in-kind for the beneficial owner.
Personal vs company ownership of Spanish property
Personal ownership is simpler and cheaper to finance; corporate ownership buys structural flexibility at the cost of admin and lender choice.
| Factor | Personal name | Spanish SL / SPV |
|---|---|---|
| Typical LTV | 60–65% | 55–65% |
| Indicative pricing | ~3.5–5% p.a. | ~4–6% p.a. |
| Lender choice | Broad | Narrower, specialist |
| Personal guarantee | Not applicable | Usually required |
| Ongoing admin | Minimal | Accounts, filings, corporate tax |
| Best for | Single home purchase | Development, commercial, multi-asset |
Swipe the table sideways to see all columns.
Indicative figures only. Actual terms depend on borrower profile, asset and lender criteria.
Common ownership structures
The three routes we see most often:
- Spanish SL (Sociedad Limitada): the standard local vehicle. Simple to set up, well understood by Spanish banks, and the natural home for commercial property, rental portfolios and development projects.
- UK Ltd company: preferred by UK-resident buyers holding investment property or building portfolios that already sit under a UK holding company.
- International SPV (Luxembourg, Netherlands, BVI, Jersey, Guernsey): used for prime residential, family-office ownership and multi-jurisdictional structures. Expect a narrower Spanish lender panel and enhanced KYC.
Lender appetite for corporate borrowers
Corporate mortgages in Spain are a specialist product. Local Spanish SLs with clean trading history and a Spanish beneficial owner get the widest choice; foreign SPVs with a non-resident UBO are served by a smaller pool of Spanish and international banks.
- LTVs typically 50–65% for Spanish SLs; 50–60% for foreign SPVs.
- Loan terms 10–20 years amortising, with interest-only structures available on prime residential via private banks.
- Personal guarantees from the UBO are common on smaller SL facilities and usually waived above €3–5m in a private-bank AUM structure.
Tax considerations at a glance
Company ownership changes the Spanish and home-country tax profile materially. Coordinate early with Spanish counsel:
- Corporate income tax on Spanish rental profits (currently 25% headline, with reduced rates for qualifying small companies).
- Non-resident income tax on distributions to foreign shareholders (subject to treaty relief).
- Own-use imputed benefit: where a company owns residential property used personally by the beneficial owner, an arm's-length rent must be recognised.
- Wealth tax and Solidarity Tax on Large Fortunes can apply to Spanish-resident UBOs of foreign SPVs.
- UK ATED / CGT where a UK Ltd holds high-value residential property.
AML, UBO and Spanish notarial requirements
Every Spanish acquisition through a company requires full ultimate beneficial owner (UBO) disclosure at the notary and to the lender. Nominee or bearer structures are not acceptable. Prepare apostilled and sworn-translated:
- Certificate of incorporation, articles and share register.
- Board resolution authorising the acquisition and appointing signatories.
- Full UBO chart with percentage holdings.
- Two years of audited or reviewed accounts.
- Source-of-funds evidence at company and UBO level.
Typical process
- Week 1–2: Structure review with Spanish counsel; lender shortlist.
- Week 2–4: SL incorporation or SPV setup, corporate NIF, KYC/UBO pack.
- Week 4–7: Underwriting, tasación, credit committee.
- Week 7–9: FEIN/FiAE offer and 10-day cooling-off.
- Week 9–12: Notary, escritura and Land Registry filings.
Frequently asked
Questions from readers
Should I buy Spanish property personally or through a company?
For pure own-use residential purchases, personal ownership is usually simpler and more tax-efficient. For rental portfolios, commercial property, development projects or prime residential held for family-office reasons, a company structure often makes sense.
Can a UK Ltd get a Spanish mortgage?
Yes, but the lender panel is narrower. Expect 50–60% LTV, personal guarantees from the UBO on smaller facilities and enhanced KYC. Private banks with a Spanish presence are usually the smoothest route.
Do I have to disclose the beneficial owner?
Yes. Spanish AML rules and the notary require full UBO disclosure regardless of ownership structure. Nominee arrangements do not avoid this.
Can I remortgage a property already held in an SL?
Yes — refinancing an existing SL-owned asset is straightforward, and often used to release equity for further acquisitions. See our refinance page for detail.
Does buying through a company affect Golden Visa eligibility?
The Golden Visa closed to new applicants on 3 April 2025, so this is no longer relevant for new purchases. Historic Golden Visa holders should take separate legal advice.