ExpatExplained Spain

Expat Explained · estimate printed · · not tax or legal advice

Buying a home · 2026 rules

Mortgage calculator

See your monthly payment, what the interest adds up to, and how much cash you need on the day, including the taxes and fees for your region.

Examples only. Each bank sets its own maximum loan, often lower for non-residents.

Loan-to-value80% loan
The share of the price you borrow. 80% here is an example, not a limit: banks set their own maximum, often lower for non-residents.
An example rate. Use the rate in your bank's binding offer (the FEIN). For a variable loan, that is the index (usually Euribor) plus the bank's margin: see the official Euribor figures.
25 years
Is it…
Ask your bank or valuer. By law you pay for the valuation; the bank pays the notary, registry and gestoría for the mortgage.

Lawyer, agency or translation costs? Add them on the property purchase costs calculator, so they're all in one place.

Rate type (for early-repayment fees)
Your monthly payment
€1,214 a month
€108,194total interest
€364,194total repaid
€83,924cash upfront
What the home costs you in total
The home €320,000 Purchase taxes €19,200 Notary & registry €724 Interest €108,194
If the rate were 1 point higher, you'd pay €137 more a month, or €41,184 more over the term.
Line by line
Paying off early: the legal maximum

Maximum under LCCI art. 23. A fee applies only if your contract sets one, and it can never be more than the bank's actual financial loss (art. 23.8).

What to do next

  1. Compare binding offers

    Each bank must give you its offer on a standard European form (the FEIN) at least 10 days before signing, with a warnings sheet (FiAE) on the key clauses. Compare the FEINs, not the adverts.

    Ley 5/2019, art. 14 (BOE)

  2. See the notary before you sign

    You must see a notary you choose, in person and at the latest the day before signing, for free advice on the offer. Take your questions.

    Consejo General del Notariado

  3. Check the variable-rate index

    The 12-month Euribor is the index most used to review variable mortgage rates. The Banco de España publishes the official monthly figure.

    Official reference rates (Banco de España)

  4. Add the lawyer and other costs

    Budget for your lawyer, agency and translations on the property calculator, so every cost sits in one place.

    Property purchase costs →

How a Spanish mortgage adds up

Most Spanish mortgages are repaid in equal monthly payments: early on, most of each payment is interest; by the end, it's almost all capital. This calculator uses that standard method (French amortisation) for a fixed rate. On a variable loan the payment is recalculated at each review, so treat the result as today's figure.

Cash upfront is your deposit, plus the purchase taxes, notary and registry fees for your region at the general rates (from our property calculator, where you can also apply first-home reliefs), plus the valuation.

Who pays which costs

Since June 2019, Ley 5/2019 (the LCCI) splits the costs of setting up a mortgage:

You payThe bank pays
  • Property valuation (tasación) (art. 14.1.e.i)
  • Copies of the deed, if you ask for them (whoever asks for copies pays for them) (art. 14.1.e.ii)
  • Gestoría (the agency that processes the paperwork) (art. 14.1.e.i)
  • Notary fee for the mortgage deed (art. 14.1.e.ii)
  • Land Registry fee for registering the mortgage (art. 14.1.e.iii)
  • Stamp duty (AJD) on the mortgage deed: the lender is the taxpayer (TRLITPAJD art. 29)

You still pay the tax on the purchase itself (transfer tax, or VAT and stamp duty on a new build).

Paying off early

You can repay all or part of the loan at any time. The bank can only charge a fee for it if your contract says so, and never more than its real financial loss. The most the law allows is:

  • Variable rate: 0.15% of the amount repaid in the first 5 years, or 0.25% in the first 3 (the contract picks one). Nothing after that.
  • Switching from variable to fixed: 0.05% in the first 3 years, nothing after.
  • Fixed rate: 2% in the first 10 years, 1.5% after that.

Until 31 December 2024, a temporary measure (Real Decreto-ley 19/2022) removed these fees on variable-rate mortgages. Status on 17 October 2026: not in force.

How much will a bank lend me?

There's no legal figure: each bank sets its own maximum loan-to-value and looks at your income and debts. Non-residents are often offered a lower share of the price, so plan for a bigger deposit. The examples above are illustrations only.

Fixed, variable or mixed?

A fixed rate keeps the payment the same for the whole loan. A variable rate follows an index, usually the 12-month Euribor, plus a margin, and is reviewed at the intervals your contract sets. A mixed loan is fixed for some years, then variable. Your bank's offer (FEIN) shows the rate and, for variable loans, how the payment could change.

Why can't I see today's Euribor here?

We don't pull live market data. The Banco de España publishes the official monthly Euribor figures; type in the rate your bank actually offers.

Does this include insurance or other bank products?

No. Banks often offer a lower rate if you take other products, such as home or life insurance. Compare the total cost on each bank's FEIN, not just the rate.

Want the whole process? Read our guide to getting a mortgage in Spain as a foreigner.

Sources

Mortgage rules read from the consolidated laws on the BOE; purchase taxes and fees as on the property calculator. Last checked 17 October 2026. This is an estimate, not advice: your bank's binding offer (FEIN) is the figure that counts.

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