For buyers coming from France & Belgium

Buying in Spain from France, without the assumptions.

You already earn in euros, so the currency question is simpler. But a Spanish bank does not automatically understand a French avis d'imposition, an auto-entrepreneur status or an SCI structure. The case still needs to be built in their format.

How this actually works

Same currency, different rules. That is the part that catches people out.

Because France and Spain share the euro, many French buyers assume the mortgage process will be similar. It is not. Income documentation, credit assessment, notary procedures, buying costs and tax obligations all work differently in Spain. We bridge the gap so nothing catches you off guard.

What is different for you

Four things that catch French buyers out.

Income documentation

Your avis d'imposition and bulletins de paie do not speak the same language as a bank in Spain.

A Spanish bank expects its own format of income evidence. A French avis d'imposition, bulletins de salaire or a bilan comptable from your expert-comptable are not wrong — but they need to be presented alongside a clear explanation of what they show and how French income structures work. We translate the documentation and the context.

Who this is for

Salaried employees with French CDI or CDD contracts
Auto-entrepreneurs and professions libérales
SCI owners or gérants de SARL with mixed income
Retirees with French pension income

Self-employment & SCI

Auto-entrepreneur, SCI, SARL — a Spanish bank sees structures it does not recognise.

If you are an auto-entrepreneur, a profession libérale or hold property through an SCI, the Spanish bank needs to understand the legal structure, the income drawn and the relationship between the entity and you as a person. We present the case so the underwriter sees a clear income picture, not a foreign legal structure they need to research.

Who this is for

Auto-entrepreneurs buying a second home in Spain
Professions libérales (médecins, avocats, architectes) with variable income
Buyers who hold French property through an SCI
Gérants de SARL or EURL with salary plus dividends

Buying costs & process

The process is not the same as buying in France — and the costs are structured differently.

In France, the notaire handles most of the process and the frais de notaire include tax. In Spain, the notario, registro, gestoría and tax office are separate steps with separate costs. Transfer tax (ITP) ranges from 6% to 10% by region, and total buying costs for a non-resident typically run 12-15% of the purchase price. We lay out every cost before you commit.

Who this is for

First-time international buyers used to the French notaire system
Buyers who have not yet budgeted total acquisition costs in Spain
Buyers purchasing new-build (IVA + AJD instead of ITP)
Buyers comparing costs across Spanish regions

Cross-border tax

Non-resident property tax in Spain is separate from your French obligations — and both apply.

France and Spain have a double taxation agreement, but you still have obligations in both countries. As a non-resident owner in Spain, you face IRNR (imputed rental income tax even if you do not rent), potential wealth tax, and capital gains tax on sale. In France, the property must be declared. We make sure the mortgage file is consistent with your cross-border tax position.

Who this is for

French tax residents buying a second home in Spain
Buyers planning to relocate and become Spanish tax residents
Buyers purchasing as an investment with rental income
Retirees splitting time between France and Spain

Where this is all going

De l'autre côté des Pyrénées — a different life, closer than you think.

Regulated by the Bank of Spain · ICI E156

Dream Nest Consultants S.L. · CIF B19728146 · C/ Federico García Lorca, 9, 12530 Burriana, Castellón, España. See our legal notice, privacy policy and whistleblowing channel.

Before you call

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Adjust property price, term, rate and region in our mortgage calculator — a realistic starting point before the full review, not a sales pitch.

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Ready when you are

Tell us about your project in Spain.

We will help you understand whether the mortgage route is realistic for your situation before you lose time with the wrong bank.

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