Gran Canaria Property Finance
Residential mortgages and bridging for buyers in Gran Canaria — Meloneras and Maspalomas villas, Puerto Rico and Amadores apartments, and Las Palmas city property.
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Last updated Reviewed by our Clifton International finance team.
In short
Yes. Non-residents can normally borrow 60–65% of value on Gran Canaria property over terms of five to twenty-five years. Lenders assess documented worldwide income rather than rental potential, and completion usually takes eight to fourteen weeks.
At a glance
Figures reviewed:
Indicative figures for guidance only, correct as at October 2026. Rates, costs and timelines vary by lender, borrower profile, asset and jurisdiction, and are not an offer of finance. How we derive these figures.
Last reviewed . Read the full Key facts methodology, or speak to our team for a quote based on your circumstances.
Local data
Price data
Transfer tax in Spain is set by each autonomous community, not centrally — the same €1m purchase costs materially more in some regions than others. These are the figures that apply to a Gran Canaria purchase.
Official price per m² and purchase taxes for Gran Canaria, Q2 2026
Source for price per m²: Ministerio de Transportes y Movilidad Sostenible (MITMA), Valor tasado de la vivienda libre, Q2 2026 (published September 2026). Figures are the official average bank-valuation price of private housing (vivienda libre), in euros per m², for municipalities over 25,000 people or, where a town is not published, the province or region shown. Valuation prices usually sit below portal asking prices. Tax rates are the headline rates published by each autonomous community. Guidance only — not tax or legal advice; confirm the rate applying to your purchase with your Spanish lawyer. View the official MITMA data · Compare all 30 Spanish locations · Data disclaimer · How we compile these figures.
Explore mortgages by location / area
Why clients choose us
Non-resident residential lending to a maximum of 65% for prime Gran Canaria property.
Short-term facilities for off-market, auction and refurbishment purchases across Gran Canaria.
Deep experience across Meloneras, Maspalomas, Puerto Rico, Amadores, Las Palmas and the northern municipalities.
GBP, EUR and USD income accepted by selected lenders, with multi-currency facilities available.
Raising capital against Gran Canaria property you already own, typically to 60% of value.
A single international specialist managing lender, notary and legal liaison.
Borrower eligibility
Typical lending criteria
Indicative only. Actual terms depend on borrower profile, asset and lender criteria.
Rates this month
Last updated:
12-month Euribor (September 2026)
3.247%
+0.293 on August 2026
Variable margin
0.90% – 1.75%
over Euribor
Indicative variable rate
4.15% – 5.00%
Euribor + margin
Non-resident fixed
2.80% – 3.90%
10–25 year products
Gran Canaria splits sharply between the southern resort coast and Las Palmas. The biggest local issue is whether a property is zoned residential or tourist use.
| Area | What lenders see |
|---|---|
| Meloneras | Newest resort stock and the island's highest prices. |
| Las Palmas – Las Canteras | City beachfront with year-round rental demand. |
| Tauro & Anfi | Golf and marina resort; check use classification carefully. |
| Maspalomas & Playa del Inglés | Many complexes are tourist-zoned, which some lenders won't finance. |
| Puerto Rico & Arguineguín | Hillside apartments with sea views; good value. |
| Inland & Vecindario | Local-market homes at a fraction of coastal prices. |
Neighbourhood character only — for current price-per-m² figures, see the official Ministry of Transport data in the local property market table above. The lender's valuation decides the loan.
Resale ITP is 6.5%. New builds carry 7% IGIC (instead of 10% IVA) plus 0.75% AJD.
In parts of the south, apartments sit in tourist-zoned complexes where you cannot live permanently. Lenders check this, so your lawyer should confirm use before you pay a deposit.
The Canary Islands have tightened holiday-let rules. Budget on long-let income unless the property already holds a valid licence.
Valuers are fewer than on the mainland; allow an extra week in the timetable.
General information only, not legal or tax advice. Your Spanish lawyer should confirm the position on any property.
Worked example
Recalculated with rates published
An international buyer purchasing a €500,000 resale property in Gran Canaria with a 65% LTV non-resident mortgage. With 12-month Euribor at 3.247% (September 2026), the €325,000 loan over 25 years currently costs between €1,742 and €1,899 a month on a variable rate, or about €1,601 on a mid-band fixed rate.
| Item | Amount |
|---|---|
| Deposit (35%) | €175,000 |
| Canarias (Canary Islands) transfer tax (ITP) | €32,500 |
| Notary, registry and legal fees (indicative ~2%) | €10,000 |
| Total cash needed | €217,500 |
| Mortgage at 65% LTV | €325,000 |
| Product | Rate | Monthly repayment |
|---|---|---|
| Fixed (mid-band) | 3.35% | €1,601 |
| Variable, lowest margin | 4.15% | €1,742 |
| Variable, highest margin | 5.00% | €1,899 |
Transfer tax: 6.5%, using the published headline rate for Canarias (Canary Islands). The Canaries sit outside EU VAT: new builds carry 7% IGIC instead of 10% IVA, and the resale rate is among the lowest in Spain. Notary, registry and legal fees are an indicative estimate, not an official figure. Official price and tax data · Data and estimates disclaimer.
Euribor: official September 2026 12-month average (3.247%) from the Banco de España / BOE. Fixed, mixta and margin bands: Clifton International lender panel, reviewed 2 November 2026; mid-points used. Indicative only — not a quote, offer or recommendation.
No obligation — a specialist replies within one working day.
Recent transactions
Published transactions from our own case study library — select any to read the full brief.
Estepona · Non-Resident Mortgage
€1.6m purchase · 70% LTV · primary residence
A 70% LTV Spanish mortgage was secured through a specialist partner for a UK tax-resident international professional relocating to a €1.6m primary residence in Estepona.
Marbella · Dutch Buyer Mortgage
€1.2m purchase · €840,000 mortgage · 70% LTV
A Dutch entrepreneur secured a €840,000 mortgage at 70% LTV on a €1.2m Marbella home, keeping capital free for his business and investments instead of buying with cash.
Murcia · Non-Resident Mortgage
€750k purchase · 70% LTV · holiday home
A 70% LTV Spanish mortgage was secured through a specialist partner for UK-resident joint applicants — one salaried, one long-established self-employed — buying a €750k holiday home on a Murcia golf resort.
Frequently asked
Yes. Non-residents — including US, UAE, UK and European buyers — can typically borrow up to 65% of value on Gran Canaria property through Spanish and international lenders. Gran Canaria combines a year-round rental market with the Canaries' low transaction-tax regime.
Around 35–40% of the price in cash, plus purchase costs and taxes on top. Funds must be traceable and evidenced before a lender will issue a formal offer.
Meloneras, Maspalomas, Puerto Rico, Amadores, Las Palmas and the northern municipalities are all well-evidenced lending locations. Less liquid or rural stock is still financeable, usually at a slightly lower loan-to-value.
Yes. Short-term bridging is regularly arranged for off-market and auction purchases, refurbishment projects and to bridge a home-country sale, typically over 6–24 months.
Yes. Selected international lenders will lend in GBP or USD, or offer multi-currency facilities, against Gran Canaria property — useful where your income is not in euros.
Yes. Lenders typically want two to three years of accounts or tax returns; company directors can combine salary, dividends and retained profits.
Plan for eight to fourteen weeks from full application to notary. Bridging can complete in two to four weeks where a deadline demands it.
Yes — both are required to sign at notary and draw down a Spanish mortgage. We coordinate NIE, bank account opening, lawyer engagement and FX alongside the finance.
Yes. Las Palmas is a working city with year-round residential demand and strong comparables, while the southern resort belt is driven by tourism and second-home buyers. Both are financeable.
On residential mortgages lenders underwrite personal income. Where a property or portfolio is held commercially, rental income can be used with a debt-service cover ratio test.
Generally yes, provided community charges are current and the title is a standard freehold. Timeshare or fractional interests are not financeable.
Local coverage
Las Palmas, Meloneras, Maspalomas and Puerto Rico. We also arrange property finance across the neighbouring areas below — one adviser, one conversation, whichever location you buy in.
Nearby covered areas
Not listed? We cover all of mainland Spain, the Balearics and the Canaries — tell us the town and we will confirm lender appetite.
Buying in Gran Canaria? Estimate your monthly repayment on a fixed or Euribor-linked variable rate with our Spanish mortgage calculator.
Also in Gran Canaria
Bridging is often the route to securing the property; the mortgage then repays it.
Short-term bridging in Gran Canaria — Las Palmas apartments, Meloneras villas and Puerto de Mogán homes.
Development debt for Gran Canaria city residential schemes, villa developments and bungalow renewals.
Before you apply
Identity and NIE, two years of income evidence, six months of bank statements, source of wealth and the property paperwork — our free checklist sets out every document Spanish lenders ask international buyers for, by applicant profile.
Also consider bridging
Non-resident Spanish mortgages typically take 8–14 weeks. Where timing is tight — auctions, off-market deals, chain-breaks or a pending home-country sale — short-term bridging can complete in 2–4 weeks and refinance onto a mortgage later.
Fast, short-term facilities for chain-breaks, auctions, off-market deals and pre-mortgage completions.
Learn moreComplete on a Spanish home before your mortgage or overseas sale is in place.
Learn moreSide-by-side decision framework covering speed, cost and exit routes.
Learn moreTypical rates, fees and worked examples for €500k–€5m Spanish bridging deals.
Learn moreCurrency exchange
Most non-resident buyers fund the deposit, taxes and fees from sterling or dollars. A 5% move in GBP/EUR between the arras contract and the notary can add thousands to your euro cost — we introduce you to a specialist currency partner who can fix your rate early.
Clifton introduces clients to a specialist currency partner and does not hold, convert or transfer client funds.
Explore the currency service
Related coverage
Where we cover
We facilitate non-resident mortgages and bridging finance across every major Spanish market. Explore the other cities we cover, or jump straight to a specific service.
Book a consultation
30 minutes with an international specialist to review the deal, confirm indicative terms and outline a clear path to completion.
Lender appetite matrix
Resale apartment / villa — appetite across every buyer profile. Indicative panel appetite reviewed July 2026 — not an offer of finance.
UK buyer (non-resident)
Standard non-resident product; sterling income accepted with a currency haircut.
Buyer guideUS buyer (non-resident)
A subset of banks accept US persons; FATCA reporting drives the shortlist.
Buyer guideUAE / GCC-based buyer
Straightforward where salary certificates and bank statements are complete.
Buyer guideEU buyer (non-resident)
Euro income removes currency risk; best published non-resident pricing.
Buyer guideSwiss / Norwegian buyer
Treated close to EU profiles once income is evidenced in CHF or NOK.
Buyer guideSpanish resident / fiscal resident
Full resident product range with the longest available terms.
Corporate / SPV purchase
Residential lending to a company is priced as commercial debt.
Buyer guideRelated services
Purchase finance for primary residences, second homes and holiday properties across Spain.
Learn moreSenior debt and stretched-senior facilities for residential and mixed-use schemes.
Learn moreInvestment and owner-occupier funding for offices, hospitality, retail and logistics.
Learn moreImproved terms, capital raising and exit refinance for maturing Spanish facilities.
Learn moreShort-term funding for acquisitions, auctions, chain-breaks and development exits.
Learn moreReady to explore your options?
A discreet, no-obligation conversation with an international specialist with deep expertise in the Spanish lending landscape for US, UAE, UK and European buyers.