Homiia
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Mortgage calculator · New build · October 2026

How much will you pay each month for your home on the coast?

Your monthly payment, the interest and how much you need to save to buy a new build with a mortgage, whether you live in Spain or abroad. Using average bank rates and this month's Euribor.

Calculate my monthly payment What the bank requires
70 %of the price, the usual maximum if you live outside Spain
3,25 %12-month Euribor for September 2026
1 minwith no personal details required
Mortgage calculator

Your mortgage, month by month

New builds onlyRates for September 2026Residents and non-residentsNo personal details required
1

Where are you buying?

To calculate purchase taxes and show you actual developments in the area.

2

How much does the property cost?

Sale price excluding VAT, as advertised by developments.

80.000 €2.000.000 €
3

Where do you live?

If you live in Spain, the bank lends more and over a longer term.

4

How much will the bank lend you?

Banks lend non-residents up to 70 % of the price or valuation, whichever is lower.

10 %70 % of the price
5

Fixed, variable or mixed?

We start with the average mortgage rates offered by banks in September 2026.

Will you pay your salary into the bank and take out its insurance?
6

Over how many years?

A longer term means lower repayments, but more interest overall.

5 years30 years
Payment schedule

When you pay and when the bank pays

Year by year

How you repay your mortgage

CapitalInterest

View the amortisation schedule
YearYou payInterestCapitalRemaining balance
Developments with your repayment

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With this mortgage
Interest rates · September 2026

Fixed, variable or mixed, with today's figures

Half of the mortgages advertised by banks in September 2026 were below these rates. With discounts if you have your salary paid into an account with the bank and take out insurance with them; without discounts if you do not. The monthly repayment is for a loan of 188.300 € over 25 years: 70 % of a 269.000 € flat in Torrevieja.

Mortgage typeWith discountsMonthly repaymentWithout discountsMonthly repayment

Fixed

The same monthly repayment from start to finish

  • You know from day one how much you pay each month
  • Protects you if Euribor rises, as in 2026
  • The most popular choice in Spain in recent years
  • If Euribor falls, you do not benefit
Variable

Euribor plus a margin, reviewed annually

  • Your monthly repayment rises or falls at each review
  • If Euribor falls, you pay less
  • With Euribor at 3,25 %, it currently costs more than a fixed-rate mortgage
  • If you earn in another currency, you face two risks
Mixed

Fixed for a few years, then variable for the rest

  • Fixed-rate period of 5 to 15 years, typically
  • Lower initial rate than a fixed-rate mortgage
  • After that, Euribor plus the margin
  • Suitable if you plan to sell or repay early
If you live outside Spain

What the bank requires

Spanish banks lend to buyers from across Europe, the United Kingdom and the United States, with slightly stricter conditions than for those who live here. Here is what they look at and what you need to prepare.

BorrowingUp to 70 %

Of the purchase price or valuation, whichever is lower. If you live in Spain, up to 80 % for your main home and 70 % for a second home. Purchase taxes and costs are not covered by the mortgage.

Term20–25 years

For non-residents, most banks lend over 20 or 25 years; some offer up to 30. If you live in Spain, up to 30 years.

Age75 years

The mortgage must end before you turn 75. At 55, the maximum term is usually 20 years.

Income30–35 %

Your monthly repayment, together with your other debt repayments, should not exceed 30–35 % of your net income. The calculator tells you how much you need to earn each month.

DocumentsNIE and passport

A tax residency certificate from your country, employment contract and recent payslips, tax return, 6 months of bank statements and a credit report from your country, with a sworn translation if they are not in Spanish.

InsuranceBuildings insurance, yes

Buildings insurance is compulsory. Life insurance and other products are optional, but taking them out qualifies you for interest rate discounts.

Paid by the bankLaw 5/2019

The notary, land registry and administrative agency fees, and the tax on the mortgage deed. You pay for the valuation (300–600 €) and any arrangement fee.

Binding offer10 days

The bank gives you the FEIN, with all the terms and conditions, at least 10 days before signing. Before you sign, the notary explains it to you free of charge as part of the transparency deed process.

Early repaymentMax. 2 %

You can make early repayments whenever you like. Maximum charge for a fixed-rate mortgage: 2 % for the first 10 years and 1,5 % thereafter. For a variable-rate mortgage: 0,25 % for the first 3 years or 0,15 % for the first 5.

Mortgages and new builds

Your mortgage comes with the keys

When buying off-plan, you do not apply for a mortgage when you reserve: you sign it on the day you sign the title deed, once the home is complete. That is why payments during construction come from your savings, and the interest rate will be the rate available at that time.

During construction

You pay from your savings, in stages and with guarantees

  • Reservation payment and up to 30 % between signing the contract and construction
  • Every payment you make is protected by a bank guarantee or insurance
  • 10 % VAT is added to each payment
  • With Homiia, developer prices and 0 € commission
Before handover

You apply for a mortgage and the bank values the completed home

  • You can request approval in principle during construction
  • The binding offer arrives close to handover
  • You sign the loan agreement on the same day as the title deed
  • The bank pays the developer directly
The next step

How much does buying it cost, tax by tax?

VAT, stamp duty (AJD), notary, land registry, solicitor and the payment schedule for your development, using October 2026 rates.

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Frequently asked questions

Before applying for a mortgage

Any other questions? Message us on WhatsApp at +48 516 345 745 or email sales@homiia.com and we will reply in your language.

How much will the bank lend me if I do not live in Spain?
Up to 70 % of the purchase price or valuation, whichever is lower. You cover the rest, plus VAT and purchase costs (between 12,5 and 14 % of the price): around 43–45 % of the price. For the 269.000 € flat in Torrevieja, that is about 117.549 €.
What interest rate will I get?
It depends on the bank, the term and the products you take out with it. In September 2026, half of the advertised fixed-rate mortgages were below 2,95 % with discounts and 3,95 % without them. Banks usually offer fewer discounts to people living outside Spain, so the calculator uses rates without discounts as its starting point.
When is the mortgage for a new-build property signed?
On the day the purchase deed is signed, once the property is finished. During construction, you pay the reservation fee and up to 30 % from your savings. You can ask the bank for approval in principle, but the final rate will be the one in the binding offer (FEIN), which arrives close to handover.
What income do I need?
Banks check that your mortgage payment and other debt repayments do not exceed 30–35 % of your net income. With a payment of 989 € a month (188.300 € over 25 years at a fixed rate of 3,95 %), you would need around 3.296 € net a month. If two of you are buying, both incomes count.
Which mortgage costs do I pay?
The valuation (300–600 €) and, if the bank charges one, the arrangement fee, which is usually around 0,5 % of the loan for non-residents. Under Law 5/2019, the bank pays the notary, land registry and administrative processing fees, and the tax on the mortgage deed.
Can I take over the developer's mortgage?
On some developments, yes: this is called subrogation. You take over the loan the developer took out to build the property, on its existing terms, and sometimes save on the valuation and arrangement fee. The bank assesses you just as it would for a new mortgage, and it is worth comparing: it is not always the cheapest option.
Fixed, variable or mixed rate?
With Euribor at 3,25 %, fixed rates are currently cheaper than variable rates: 2,95 % versus Euribor + 0,6 % (3,85 %) on average with discounts. A mixed rate starts lower, but later depends on Euribor. If you are paid in another currency, a fixed rate removes at least one risk.
Can I repay it early?
Yes, whenever you like, in part or in full. The law caps the fee: for a fixed-rate mortgage, no more than 2 % of the amount repaid in the first 10 years and 1,5 % afterwards; for a variable-rate mortgage, 0,25 % in the first 3 years or 0,15 % in the first 5, depending on the contract.
Do I make payments in euros?
Yes: the mortgage and payments are in euros, paid from an account with a Spanish bank. If you are paid in zlotys, pounds or dollars, your monthly cost changes with the exchange rate. The calculator's currency selector uses the exchange rate from 14/10/2026 (NBP).