At a glance
Key facts
Figures reviewed:
- Spain monthly rate
- 0.75% – 1.25% pcm
- UK monthly rate
- 0.55% – 0.95% pcm
- Arrangement fee (both)
- 1.5% – 2.5%
- Spain time to funds
- 3 – 6 weeks
- UK time to funds
- 2 – 4 weeks
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.
Is bridging more expensive in Spain than the UK?
Yes, usually. Spanish bridging typically prices at 0.75% to 1.25% per month against roughly 0.55% to 0.95% in the UK, and Spain adds notary, registry and mortgage-deed taxes that the UK does not. On a twelve-month facility the all-in difference is commonly two to four percentage points of the loan.
- Arrangement fees are broadly comparable at 1.5% to 2.5% in both markets.
- Spanish completion costs are front-loaded through the notary and land registry.
- UK bridging typically funds faster, in two to four weeks against three to six in Spain.
- Both markets cap most non-resident bridging at around 65% loan-to-value.
Key takeaways
- UK bridging is usually cheaper on rate — roughly 0.55%–0.95% per month against 0.75%–1.25% in Spain.
- Spain's transaction costs are heavier: notary, land registry and stamp duty on the mortgage deed add materially to day-one cost.
- Arrangement fees are similar in both markets, typically 1.5%–2.5% of the facility.
- UK bridging can complete in two to four weeks; Spain is realistically three to six weeks because of NIE, notary and registry steps.
- Compare total cost to exit over the expected term, not the monthly rate in isolation.
Bridging cost stack: Spain against the UK
Indicative figures for non-resident borrowers on a twelve-month, interest-retained facility at around 60% loan-to-value. Actual terms depend on asset, exit and borrower profile.
| Cost line | Spain | United Kingdom |
|---|---|---|
| Monthly interest | 0.75% – 1.25% pcm | 0.55% – 0.95% pcm |
| Arrangement fee | 1.5% – 2.5% | 1.5% – 2.0% |
| Exit fee | Often none; sometimes 0.5% – 1% | Often none; sometimes 1% of loan |
| Valuation | €600 – €3,000 (tasación) | £500 – £2,500 |
| Legal costs | Lender and borrower legals, typically €2,500+ | Lender and borrower legals, typically £1,500+ |
| Notary and land registry | Roughly 0.5% – 1% combined | Not applicable |
| Tax on the loan deed | AJD stamp duty, roughly 0.5% – 1.5% by region | Not applicable |
| Typical maximum LTV | Up to 65% | Up to 70–75% |
| Time to funds | 3 – 6 weeks | 2 – 4 weeks |
Swipe the table sideways to see all columns.
Indicative only, reviewed August 2026. Spanish AJD stamp duty on the mortgage deed varies by autonomous community. Not a quotation.
Why Spanish bridging costs more
Three structural reasons. First, the lender pool is smaller — Spain has fewer dedicated short-term lenders than the UK, so competition does less to compress pricing. Second, security is granted by public deed before a notary and registered at the land registry, which adds both cost and calendar time. Third, the loan deed itself is taxed: Actos Jurídicos Documentados (AJD) is charged on the secured amount and varies by autonomous community.
None of that makes Spanish bridging bad value. It makes the comparison a total-cost exercise rather than a rate comparison.
A worked example over twelve months
Take a €1,000,000 asset with a €600,000 facility for twelve months, against an equivalent £1,000,000 asset and £600,000 facility.
- Spain: interest at 0.95% per month is roughly €68,400; a 2% arrangement fee adds €12,000; notary, registry, AJD, valuation and legals commonly add €12,000–€20,000. All-in cost to exit is around €92,000–€100,000, or 15%–17% of the loan.
- United Kingdom: interest at 0.75% per month is roughly £54,000; a 2% arrangement fee adds £12,000; valuation and legals add £3,000–£5,000. All-in cost to exit is around £69,000–£71,000, or 11%–12% of the loan.
The gap narrows sharply on shorter terms, because the Spanish fixed costs are front-loaded but the interest differential accrues monthly — on a four-month bridge the difference is far smaller in percentage terms than the headline rates suggest.
When each market is the right place to raise the money
- Raise in Spain when the Spanish asset is the security, the exit is a Spanish sale or a Spanish mortgage, and you do not want cross-border currency exposure on the debt.
- Raise in the UK when you already own UK property with equity, want the lower rate and faster timeline, and can accept converting the proceeds to euros — in which case the exchange rate becomes part of the cost.
- Consider both when the purchase is time-critical: a UK-secured bridge can fund a Spanish purchase quickly, then be repaid from a Spanish mortgage once the property is owned.
Do not ignore the currency leg
If you borrow in sterling and buy in euros, a 3% adverse move between drawdown and completion can wipe out the entire rate advantage of the UK facility. Where the debt and the asset are in different currencies, price the transfer at the same time as the loan — a forward contract can fix the euro amount so the comparison holds.
Frequently asked
Questions from readers
What is the cheapest way to bridge a Spanish purchase?
If you hold equity in UK or other home-market property, borrowing against that asset is often cheaper on rate and faster to fund. If the Spanish property is the only security, a Spanish or international short-term facility secured on it is the practical route.
Is AJD stamp duty payable on a bridging loan in Spain?
Yes, where the loan is secured by a mortgage deed. AJD is charged on the secured liability and the rate varies by autonomous community, typically in the region of 0.5% to 1.5%.
How long does Spanish bridging take to complete?
Three to six weeks is realistic for a non-resident borrower with a complete file, assuming the NIE is already in place. Waiting on an NIE or a notary slot is the most common cause of delay.
Can bridging interest be rolled up in Spain?
Usually yes. Interest can be retained from the advance or rolled to the exit, which preserves cash flow but reduces the net amount released on day one.
What loan-to-value can I expect on a Spanish bridge?
Most non-resident Spanish bridging is capped around 65% of open-market value, and lower where the exit depends on a sale in a thin market.