At a glance
Key facts
Figures reviewed:
- Typical non-resident LTV
- 60 – 70%
- Deposit required
- 30 – 40%
- Purchase costs
- 10 – 12%
- Total cash-in
- c.45 – 50% of price
- Private-bank / AUM LTV
- Up to 80% (case by case)
- Bridging LTV
- Up to 65%
Indicative figures for guidance only, correct as at August 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.
Methodology and assumptions
- Figures are compiled by Clifton International specialists from live lender term sheets, indicative quotes and completed transactions arranged over the preceding 12 months.
- Rates and costs are stated as ranges rather than a single number because pricing is set case-by-case on borrower profile, residency, asset type, location and loan-to-value.
- Timelines assume a complete document file from the outset; valuation, legal capacity and (in Spain) NIE and notary availability drive the critical path.
- Costs exclude any lender, broker or third-party fees not stated on the page, and exclude currency movement between agreement and drawdown.
- Figures are reviewed at least quarterly and re-checked against lender pricing whenever a material market change occurs.
Last reviewed . Read the full Key facts methodology, or speak to our team for a quote based on your circumstances.
What can you do if you do not have enough deposit for a Spanish mortgage?
Spanish lenders cap non-residents around 60–70% loan-to-value, so a shortfall is closed in one of four ways: raising capital against property you already own, securing the loan across an additional asset, using short-term bridging where funds arrive later, or lowering the purchase price. Personal loans and undisclosed gifted deposits are not accepted.
- Total cash needed is roughly 45–50% of the purchase price including taxes and fees.
- Borrowed deposits must be disclosed and are counted in affordability.
- Private-bank structures can lift leverage where assets are placed under management.
- A documented gift from family is acceptable when evidenced for source of funds.
Key takeaways
- Non-residents normally need 30–40% deposit plus 10–12% costs — around 45–50% of the price in cash.
- Raising the shortfall against property you already own at home is usually cheaper than stretching Spanish leverage.
- Bridging can complete a purchase now where liquidity arrives later, but it needs a credible, evidenced exit.
- Higher LTVs exist for private-bank clients placing assets under management, not for thin-deposit cases.
- If no route reaches the number, reducing the target price or delaying is the disciplined outcome — not a workaround.
Four ways to close a deposit shortfall
Each route has a different cost and a different qualifying test. The right one depends on what you own elsewhere and when liquidity arrives.
| Route | Best when | Speed | Trade-off |
|---|---|---|---|
| Raise capital at home | You hold equity in a UK or home-country property | 4–8 weeks | Adds debt secured on your main asset |
| Cross-collateral / additional security | A second asset can be pledged alongside | 6–10 weeks | Both assets tied to one facility |
| Bridging then refinance | Funds arrive after completion — sale, bonus, exit | 2–5 weeks | Short-term interest and fees |
| Lower the price or wait | No credible route to the cash today | — | Delay, but no forced structure |
Swipe the table sideways to see all columns.
Indicative figures only. Actual terms depend on borrower profile, asset and lender criteria.
The number lenders are actually testing
The deposit is only part of it. A non-resident buying a €800,000 property at 65% LTV needs €280,000 of deposit plus roughly €80,000–€96,000 of taxes, notary, registry and legal costs — around €370,000 in cash before any mortgage fees. Lenders will want to see those funds available and traceable, not projected.
They also apply an affordability test: total worldwide debt service, including the new Spanish loan, is usually capped around 30–35% of net income. A shortfall on deposit frequently arrives alongside a shortfall on income cover, and both need addressing.
Our deposit guide breaks the cash requirement down line by line.
Route one: raise the shortfall against property at home
For most buyers this is the cheapest option. A further advance or remortgage against a UK or home-country property is typically priced well below Spanish non-resident rates, is assessed by a lender that already understands your income, and produces clean, evidenced euros for the notary.
It also simplifies the Spanish application: a larger deposit means lower LTV, which widens the lender panel and can improve pricing. The trade-off is real — you are adding debt secured on your primary asset — so the monthly cost of both loans should be modelled together before committing.
Route two: bring an additional asset into the structure
Where a second property, an investment portfolio or a corporate asset can be pledged, some lenders — particularly private banks — will size against the combined security. That can effectively fund 80% or more of the Spanish purchase price without breaching their LTV limit on the Spanish asset itself.
These structures suit clients with substantial balance sheets and irregular income rather than buyers who are simply short of cash. Assets under management are frequently part of the conversation. See high-net-worth mortgages in Spain.
Route three: bridging where the money is coming, just not yet
Bridging solves timing, not affordability. If a UK sale completes in three months, a bonus or carried-interest payment lands in the spring, or a business exit is signed but not paid, a short-term facility can complete the Spanish purchase now and be repaid from that event.
Lenders will underwrite the exit as carefully as the asset. A sale needs to be on the market with evidence; a refinance exit needs a lender who will plausibly take it out. A hoped-for future deposit is not an exit, and no responsible lender will treat it as one.
Cost matters here: see how much bridging costs in Spain before assuming it bridges a permanent gap.
What does not work
- Unsecured personal loans taken to fund the deposit — visible on bank statements and counted against affordability.
- Undisclosed family money: source-of-funds checks will find it, and it usually ends the application.
- Credit-card or crypto liquidity presented late in the process without a documented history.
- Seller-side arrangements that do not appear on the escritura.
- Assuming a valuation will come in above the price and release extra leverage — lenders size on the lower of price and value.
If the answer is 'not yet', wait well
A shortfall of 5–10% is usually solvable. A shortfall of 20% generally is not, and the better outcome is to reset the target price or the timeline rather than accept an expensive structure that unwinds badly.
Time spent waiting is not wasted if it is used properly: obtain the NIE, open a Spanish account, assemble the document pack, and fix your currency plan so the euro price does not move away from you. All of that shortens the eventual application to a matter of weeks.
Frequently asked
Questions from readers
Can I get a 90% mortgage in Spain as a non-resident?
No. Non-residents are generally capped at 60–70% of value. Higher leverage appears only in private-bank structures backed by additional security or assets under management, not as a standard product.
Can I borrow the deposit?
Not as an undisclosed personal loan. Borrowing secured against property you own is accepted and common; unsecured borrowing taken shortly before completion is visible in the bank statements and reduces affordability.
Is a gifted deposit acceptable in Spain?
Yes, when properly documented. Lenders require a signed gift letter, evidence of the donor's source of wealth and a clear bank trail. Spanish gift tax may apply depending on the region and relationship.
Does buying through a company change the deposit needed?
Rarely in your favour. Corporate purchases are often capped at slightly lower LTVs and attract more underwriting, though they can be justified for other tax or succession reasons.
Can bridging fund the whole purchase if I have no deposit?
No. Bridging is also sized on value, typically to 65%, so it needs equity or additional security too. It solves timing rather than a genuine absence of capital.
Will a bigger deposit get me a better rate?
Usually yes. Dropping below 60% LTV widens the lender panel and often improves margin, so a modest increase in deposit can change the pricing available.