Dream Nest — Mortgage Services

Every route to a mortgage in Spain, mapped out.

Mortgages in Spain are not one product. They are a taxonomy — by purpose, rate type, buyer profile, operation and complexity. Understanding where your case sits changes how we prepare it and where we take it.

By purpose

What are you financing?

Purchase mortgage The primary route for buying a home in Spain — structured around your income, deposit and the property price.

New-build from developer Stage payments, developer guarantees and completion dates. The timeline drives the mortgage as much as the numbers.

Second home Holiday and part-time homes assessed on different terms — higher deposit expectations, and your existing housing costs factor in.

Investment property Where yield and income replace lifestyle as the justification. How rental income is presented makes the difference.

Renovation / improvement Financing works on a property you own or are buying. The bank values what exists today, not what the project will become.

Self-build / construction Finance drawn in stages against architect certificates. Each tranche has conditions the previous must meet.

By rate type

How do you want to pay?

Fixed rate One payment for the whole term. Predictability has a price — and sometimes that price is worth paying for certainty over 20 or 25 years.

Variable rate (Euríbor) A margin over Euríbor, reviewed annually. Cheaper entry, more exposure to rate movement over the full term.

Mixed rate Fixed for an initial period, variable after. The balance between stability and exposure depends on your time horizon — not one-size-fits-all.

By buyer profile

How will the bank read your case?

Resident buyer Living in Spain, whatever the income structure. Wider bank access and LTV typically up to 80% for a primary residence.

Non-resident buyer Income, tax life and primary residence outside Spain. ~~70%~~ up to 75% LTV — we'll tell you if it applies to your case.

Self-employed / autónomo SA302s, accounts and sole trader income translated for banks in Spain that see payslips by default. The presentation does the work.

Company director / dividend income Company accounts and dividend income presented in a structure banks are set up to assess — not left to interpret from scratch.

Salaried employee The standard case — focused on debt-to-income ratio, income stability and the proportion of monthly income already committed.

Civil servant / funcionario One of the strongest profiles for banks in Spain. Permanent, pensionable employment reads clearly in an underwriting file.

Retiree / pensioner Age at the end of the term matters more than age at signing. Pension income reads differently to salary — not always negatively.

Rentista / landlord Buyers whose principal income comes from property rents. How yield, existing tenancy contracts and portfolio structure are presented to a bank in Spain changes everything.

By operation type

New mortgage, or restructuring one you have?

New mortgage A fresh mortgage on a property — the standard route when buying without an existing financing structure on the asset.

Novation Modifying the terms of your existing mortgage with the same bank — rate, term or both. Cheaper than moving when the bank agrees to meaningful changes.

Subrogation — debtor change Assuming the seller's existing mortgage. You take on their terms and remaining balance — sometimes better than starting fresh when the numbers work.

Subrogation — lender change Moving your existing mortgage to a different bank. Same loan, better conditions — if the maths make sense after accounting for all switching costs.

By loan-to-value

How much can you borrow?

Standard — up to 80% The typical ceiling for residents buying a primary residence. The remaining 20% plus all purchase costs must come from verified own funds.

Non-resident — typically up to 70% Banks apply a larger haircut for buyers whose income and tax life are outside Spain. The right bank and preparation can improve what is possible.

Higher LTV with additional security Above 80% financing is available for very specific profiles and circumstances. This is not standard — talk to us to find out if it applies to your case.

First home — young buyer programmes Up to 100% finance in specific ICO guarantee programmes, subject to availability and strict eligibility criteria. We advise where this applies and where it does not.

Doble garantía (cross-collateralisation) Using two or more properties as combined security — the combined valuation can support a higher LTV than either property alone would allow. Useful where the primary property falls short of the required loan amount.

Hipoteca con pignoración Financial assets — deposits, investment portfolios, insurance products — pledged as additional collateral alongside the property. Used to improve LTV or satisfy banks where the income case alone leaves a gap.

⚠️ LTV figures are indicative by profile type and subject to bank assessment and property valuation. These are not guarantees of available finance. LCCI / Orden EHA/2899/2011 — verify all terms with a regulated advisor before committing.

By linked products

What comes attached to the rate?

No linked products The rate is the rate — nothing attached. Usually the highest starting rate, but no ongoing commitment to insurance or bank products that may not suit you.

Standard package Home insurance and life cover expected. A meaningful rate reduction in exchange — worth calculating the real cost of each product before accepting.

Full package Life, home, pension plan, card, payroll domiciliation — maximum rate reduction, maximum commitment. The total cost of each element needs comparing, not just the headline rate.

Under LCCI / Orden EHA/2899/2011, linked products cannot legally be a condition of the mortgage offer — but they can affect the rate offered. Understanding the difference, and calculating the real cost of each combination, is part of the review we do.

These are the typical structures. Some combine across categories — your rate type, buyer profile and security structure are often part of the same solution, not separate decisions. We design the financial strategy you actually need with you, not around a standard menu.

Availability depends on the bank, property type, borrower profile and documentation. Every case is subject to bank assessment. Structures described are indicative — verify all terms before committing.