San Sebastián Property Finance
Mortgages and bridging for international buyers in San Sebastián (Donostia) — La Concha and Ondarreta seafront apartments, Gros city flats, and Igueldo and Ategorrieta hillside villas.
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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 San Sebastián property over terms of five to twenty-five years. Lenders assess documented worldwide income rather than rental potential, and completion usually takes six to ten weeks.
At a glance
Figures reviewed:
Indicative figures for guidance only, correct as at July 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
Reviewed
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 San Sebastián purchase.
Indicative price per m² and purchase taxes for San Sebastián, reviewed August 2026
Price bands are indicative asking-price ranges compiled by Clifton International from Spanish portal listings and our own completed transactions in the preceding 12 months. Tax rates are the headline rates published by each autonomous community. Figures are guidance only, reviewed August 2026, and are not tax or legal advice — confirm the rate applying to your purchase with your Spanish lawyer. How we compile these figures.
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Why clients choose us
Non-resident residential lending to a maximum of 65% for prime San Sebastián property.
Short-term facilities for off-market, auction and refurbishment purchases across San Sebastián.
Deep experience across La Concha and the Centro, Gros, Ondarreta, Antiguo, Ategorrieta and Igueldo.
GBP, EUR and USD income accepted by selected lenders, with multi-currency facilities available.
Raising capital against San Sebastián 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.
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.
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.
Marbella · Residential
€3.24m · 60% LTV · interest-only
€3.24m interest-only facility for a UK technology entrepreneur acquiring a €5.4m front-line beach villa in Marbella — application to offer in 4 weeks.
Frequently asked
Yes. Non-residents — including US, UAE, UK and European buyers — can typically borrow up to 65% of value on San Sebastián property through Spanish and international lenders. San Sebastián is one of Spain's most supply-constrained prime markets, with values per m² rivalling central Madrid.
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.
La Concha and the Centro, Gros, Ondarreta, Antiguo, Ategorrieta and Igueldo 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 San Sebastián 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 six to ten 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.
The city is hemmed in by hills and the sea, so buildable land is scarce. Frontline La Concha stock regularly exceeds €9,000/m², which shapes both valuation and lender appetite.
National banks compete with Basque regional lenders, and above roughly €1.5m private banks will look at interest-only structures against a broader relationship.
Yes. Gipuzkoa sets its own transfer-tax rules — broadly 7% on resale purchases — separate from the state regime, so your lawyer should confirm the applicable rate for your structure.
Local coverage
Centro, Gros, Ondarreta, Igueldo and Zarautz. 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.
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 6–10 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 moreRelated 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.