At a glance
Key facts
Figures reviewed:
- Typical maximum LTV
- Up to around 65%
- Typical term
- 6 – 24 months
- Time to funds
- 3 – 6 weeks
- Arrangement fee
- Commonly 1% – 2% of the facility
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.
Can a UAE-based buyer use bridging finance in Spain?
Yes. Short-term property finance in Spain is asset-led, so it suits Gulf-based buyers whose income documentation does not fit a retail bank template. Facilities are typically available up to around 65% of value, complete in three to six weeks, and are underwritten primarily on the property and a credible exit.
- Used to meet a short arras deadline or secure an off-market purchase.
- Also used to release capital from a Spanish property already owned.
- The exit is usually a term mortgage refinance or the sale of another asset.
- Priced monthly, so the total cost depends heavily on how long the facility runs.
Key takeaways
- Short-term facilities in Spain typically complete in three to six weeks, against eight to fourteen for a mortgage.
- Expect up to around 65% loan-to-value, priced monthly rather than annually.
- The exit route matters more than income — a refinance or asset sale must be credible and evidenced.
- Arrangement fees and legal costs make short holds expensive; the facility should have a defined end date.
- Gulf-based applicants are well served here because lenders underwrite the asset and the exit, not a tax return.
When short-term finance is the right tool
- An arras contract with a completion deadline a mortgage cannot meet.
- An off-market purchase where speed is the reason you are getting the price.
- Capital committed in a Dubai or Abu Dhabi asset that has not yet sold or released.
- A property that is unmortgageable as-is — unlicensed, part-built, or needing works before a bank will lend.
- Releasing equity quickly from a Spanish property you already own.
What it costs, and why the term matters
Short-term finance is priced per month, with an arrangement fee on top and legal, valuation and notary costs on completion. Held for six months, the total cost is usually a rational price for certainty and speed. Held for two years because the exit was never firm, it becomes the most expensive money in the transaction. Before drawing, be clear on the exit date and evidence it — a mortgage agreement in principle, a signed sale contract, or a scheduled liquidity event.
How a UAE applicant is assessed
Asset-led lenders look first at the property: location, value, marketability and title. They then look at the exit. Income evidence is still required, but it does not carry the weight it does in a retail mortgage file, which is precisely why this route works well for Gulf-based buyers with tax-free salary or complex business income.
You will still need an NIE, passport and Emirates ID, proof of the deposit and its source, and a clear statement of existing liabilities including any UAE mortgage.
Planning the exit before you draw
The single best thing a Gulf-based borrower can do is start the exit mortgage at the same time as the bridge, not after it. Spanish term lending takes eight to fourteen weeks for a non-resident, and attestation of UAE documents adds to that. Running both in parallel means the refinance is ready when the bridge matures, rather than triggering an extension at a higher rate.
How we work
We assess the case, set out the realistic short-term routes and indicative terms, and introduce you to the specialist intermediaries who arrange the facility in Spain. We are not a lender. Where the exit is a term mortgage, we line that route up at the same time so the two do not run sequentially.
Currency quote
Get a no-obligation AED to EUR quote
Dirham buyers routinely lose 3–4% to their bank on the conversion into euros. Tell us roughly what you plan to transfer and a currency specialist will come back with indicative rates — no obligation.
Frequently asked
Questions from readers
How quickly can a Spanish bridge complete for an overseas buyer?
Three to six weeks is typical once valuation and title are clear. The NIE and the source-of-funds evidence are the usual bottlenecks, not the credit decision.
Is bridging available on a property I already own in Spain?
Yes. Releasing equity against an existing Spanish property is one of the most common uses, subject to a fresh valuation and the same loan-to-value limits.
Can interest be rolled up rather than paid monthly?
On many facilities, yes. Rolled or retained interest is deducted from the loan amount or added to the redemption figure, which reduces the net advance but removes the monthly payment.
What happens if my exit is late?
Extensions are often possible but repriced, and a facility running past term is expensive. Agree a realistic term at the outset rather than the shortest one that looks cheap.
Will the lender need Spanish-language documents from me?
Some documents require sworn translation and UAE-issued documents usually need attestation and apostille. Starting that early keeps the three-to-six-week timeline achievable.