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Spanish Mortgage Rates for Non-Residents: What Moves the Number You Are Quoted

A Spanish bank does not have one rate for non-residents. It has a structure, and where you land inside it depends on three things you can influence and one you cannot.

The rate you are quoted is almost never the rate advertised, because the advertised rate assumes a resident borrowing 80% with a payroll account at the same bank. A non-resident file starts from a different place.

The quick answers

• Are non-resident rates higher? Usually yes, by a margin rather than a multiple. The gap comes from the risk premium and the lower loan-to-value.
• Fixed or variable? Both are offered. Fixed dominates for non-residents because it removes the Euribor question from a purchase you are managing from another country.
• What is the rate actually built from? Euribor plus a differential on a variable, or a single fixed rate for the term. The differential is where your profile shows up.
• What moves it most? How much of the price you are borrowing, and how much of your income is already committed elsewhere.
• Where do I see real rates? The Bank of Spain publishes lending statistics monthly. Any single quote you read on a broker page is a sample of one.

What is a Spanish mortgage rate made of?

Two structures, and you choose between them before you compare numbers.

A variable mortgage is quoted as Euribor + a differential — for example Euribor plus 1.2%. Euribor is the euro interbank rate, published daily by the European Money Markets Institute and tracked by the European Central Bank; it is the same for everyone. The differential is the bank’s price for you, and it does not change over the life of the loan. Your payment resets annually or semi-annually as Euribor moves.

A fixed mortgage is one rate for the whole term. You pay a premium for that certainty compared with the variable rate on the day you sign, and in exchange the payment never moves.

A mixed product exists too: fixed for the first three to ten years, variable after.

The comparison that matters is not fixed-versus-variable in the abstract. It is: can you absorb a payment that rises? A non-resident servicing a euro mortgage from sterling or dollar income is already carrying currency risk. Adding rate risk on top is a decision, not a default — which is why fixed is the more common choice on non-resident files. If you are financing from the UK side instead, which UK banks offer overseas mortgages covers that route.

Why do non-residents pay more?

Because the bank is pricing three things it cannot verify as cheaply as it can for a resident.

It cannot pull your credit history — Spain does not use credit scores, and the register it does have, the Bank of Spain’s CIRBE, comes back empty for a foreign buyer. It cannot see your salary land in an account it holds. And if the loan goes wrong, enforcing against a borrower who lives in another jurisdiction is slower and more expensive.

None of that makes you a bad borrower. It makes you an expensive borrower to assess, and the differential absorbs the difference.

The second reason is structural rather than about you: non-resident lending in Spain generally runs at 60 to 70% of the lower of price or valuation, against 80% for residents. A lower loan-to-value is normally associated with a better rate, but here it comes bundled with the non-resident premium, so the two do not cancel out.

What actually changes the rate you are offered?

Four things, in rough order of how much they move the number.

1. Loan-to-value. The single largest factor. A file asking for 60% of the price is priced differently from one asking for 70%, and the difference is larger at the top of the range. This is the lever most applicants have and do not use.

2. Debt-to-income. Spanish banks look at your total monthly commitments — everywhere in the world, not just in Spain — against your income. In Upscore’s Spanish applications, among applicants whose existing housing costs already took more than 35% of their income, none went on to complete a purchase (n=333). No rate negotiation survives that ratio.

3. Products bundled with the loan. Life insurance, home insurance, sometimes a payroll account. Each one taken with the bank typically reduces the differential by a small amount. They are optional by law and priced accordingly — the bonus for taking them is real, and so is the cost of the product.

4. Which bank. Two Spanish banks can reach different conclusions on the same applicant, because neither reads a shared score: each assembles its own view from your documents. This is why a decline or a poor quote from one bank is much weaker information than it would be in the US or UK.

Fixed or variable for a non-resident?

There is no universal answer, but the decision is more constrained than for a resident.

The early-repayment point is worth reading before signing rather than after: the Spanish mortgage law of 2019 caps the compensation a bank can charge, and the caps differ between fixed and variable. If there is a realistic chance you sell or repay within a few years, that cap is part of the price.

What does the process cost on top of the rate?

The rate is not where the cash goes. Purchase taxes and fees run to roughly 10 to 13% of the price in Spain, and they cannot be added to the mortgage.

That includes transfer tax or VAT depending on whether the property is resale or new — the rate is set by each autonomous community and published by the Spanish tax agency — plus notary, land registry and the bank’s own valuation. The valuation matters more than its cost suggests: the loan is calculated on the lower of the agreed price and the bank’s valuation, so a valuation below the price increases the cash you need without changing the loan.

Our cost calculator breaks this down by region, and the mortgage calculator lets you see how the monthly payment moves between the best and worst rate you might be quoted — which is a more useful exercise than hunting for one number.

How long does it take, and does that affect the rate?

An offer has a validity period, so timing is part of the pricing. Across Upscore’s completed Spanish purchases the median is 4.7 months from first enquiry to completion, and the spread by bank is wide: the median runs at 144 days with Sabadell and 154 with CaixaBank, and materially longer with UCI. See a Spanish mortgage as a UK resident for what you would actually be approved for.

That matters for a rate quote in a rising or falling market. An approval that takes eight months may be repriced before you use it.

“Looking to buy a small apartment in Spain to stop paying rent and it’s been a pain getting rates that apply to non-residents. For example, Caixa bank offered me a fixed mortgage with TIN 3,60% | TAE 3,90% last month, which is great, but when i go to their holabank foreign mortgage, its simulator is offering me 5.7% APR, which is very bad […] Sabadell offered 5.36% APR. Again a very far cry from a 3.9% TAE. It’s one thing to pay a few tenths of a % extra, but 70% more? […] Especially when i already am putting 40% down”
— r/GoingToSpain, How do I get a good mortgage rate as a non-resident? (August 2023)

That post is the resident-versus-non-resident gap stated by someone who ran into it: the same bank, the same month, a materially different rate depending on which product he was pointed at. A 40% deposit did not close it either — which is the part worth absorbing. The deposit improves your position within the non-resident product; it does not move you into the resident one.

The rates in that post are from 2023 and are not a current quote. What travels is the shape: the published rate is the resident rate, and the non-resident version is a different product you have to ask for by name.

What documents does the bank need before it will quote?

A quote that has not seen your paperwork is an estimate. The file a Spanish bank prices from is longer than a UK or US application and the translation requirement is what catches people out.

That credit-report line surprises people who have read that Spain has no credit scores. Both are true: there is no score, and the bank may still ask for your Experian or Equifax report.

Self-employed applicants get a longer look at trading history rather than a different rate card. In Upscore’s Spanish applications 18.9% of applicants are self-employed, and a further 2.7% combine self-employment with salaried work (n=3,761) — roughly one in five, which is why bank selection matters more for this profile than for a salaried one.

Frequently asked questions

What is the current mortgage rate in Spain for non-residents?
It moves, and any figure published on a page like this is stale by the time you read it. The structure is Euribor plus a differential, or a fixed rate for the term. The Bank of Spain’s lending statistics are the neutral reference for where the market is.

Can I negotiate the rate?
The differential, yes — within limits, and mostly by changing the file rather than the conversation: a lower loan-to-value, a lower debt-to-income ratio, or bundled products.

Do I need a Spanish bank account?
Yes, in practice, to pay the mortgage and the utilities. Some banks reduce the differential if your income is paid into it, which is harder for a non-resident.

Is the rate different for a holiday-let property?
It can be. Some banks apply stricter criteria to properties intended purely for short-term letting, and most will not count the expected rental income towards what you can borrow.

Will a UK or US mortgage I already have affect my Spanish rate?
It affects what you can borrow before it affects the rate. Existing monthly payments anywhere in the world count towards the debt-to-income calculation, and that ratio is assessed before pricing.

Do rates differ by region?
The rate does not, materially. The purchase taxes do, and by enough to matter — that is a regional cost, not a lending one.

Can I get a mortgage in Spain without a Spanish income?
Yes. Foreign income is normal on a non-resident file. It means more documentation and sworn translations, and it is often why the bank asks for your home-country credit report.

Does a bigger deposit get me a better rate?
Yes, and it is the most reliable way to move the number. It works through the loan-to-value: the further below the ceiling your request sits, the better the differential you are likely to be offered.

The bottom line

Stop hunting for the number. The differential is set by your file, and the two things that move it most are how much of the price you are borrowing and how much of your income is already spoken for.

Fix those two before you compare quotes, then compare at least three banks — because in a market with no shared credit score, the same paperwork genuinely produces different offers.

Once you have a specific property in mind, Upscore’s Finance Passport shows which Spanish banks will approve your profile and on what terms. It is free and takes under fifteen minutes. For the UK-side view, see buying property in Spain with a mortgage for UK citizens.

Bankinter Mortgages for Non-Residents: The Honest Version

Bankinter comes up repeatedly in first-hand accounts from foreign buyers in Spain, usually favourably. It also does not appear in a single one of Upscore’s completed Spanish purchases.

Both are true, and explaining why is more useful than picking one. This page also covers what the bank publishes — which, like every Spanish bank, is not the non-resident criteria.

The quick answers

• Does Bankinter lend to non-residents? Yes, and buyers describe it as having a specific non-resident programme.
• What loan-to-value? 60% of the lower of purchase price and valuation — the strictest published base of the three main Spanish banks.
• The rule that matters for a US or UK buyer: Bankinter does not offer a fixed rate to anyone whose income is not in euros.
• The only Spanish bank that names the credit bureaus: for an applicant in England, Experian and Equifax, with links.
• Is it in Upscore’s completed purchases? No — and that is not evidence against it. Read the section before drawing a conclusion.
• What did a real quote look like? One 2023 comparison had Bankinter offering a hybrid: three years fixed, then Euribor plus a margin, over 25 years — the longest term of the three banks quoted.
• The recurring theme in accounts: the local branch relationship, more than the product.

What does Bankinter publish about non-resident mortgages?

More than Sabadell and less than CaixaBank — but what it does publish is unusually specific. Checked in August 2026:

It does not publish a debt-to-income ceiling.

The 60% is the strictest of the three big banks, and the base makes it stricter still. Where CaixaBank publishes 70% of the purchase price, Bankinter publishes 60% of the lower of price and valuation, so a valuation under your agreed price cuts the loan further. On a €250,000 purchase valued at €235,000 that is €141,000 against CaixaBank’s €175,000 — not a 10-point difference but a €34,000 difference in the cash you bring.

Add roughly 10 to 13% in purchase taxes and fees that cannot be borrowed: regional rates from the Spanish tax agency, notary tariff from the notaries’ association, the total by region from our cost calculator, rate level from the Bank of Spain.

The rule that excludes American and British buyers

Bankinter offers its fixed-rate mortgage only to applicants whose income is in euros.

It is a published condition, not an inference, and it never mentions nationality. But the effect is exactly that: an American paid in dollars and a Briton paid in sterling are both outside it — the two largest groups of foreign buyers in Spain.

What is left is the variable rate, which is a different risk: a non-resident servicing a euro mortgage from foreign income already carries exchange-rate exposure, and Euribor movement is a second unknown. CaixaBank offers a fixed rate in your own currency for dollars and sterling.

No comparison guide mentions this, and if a fixed payment matters to you it changes which bank you approach first.

The three Spanish banks side by side

Bank criteria checked August 2026 against each bank’s own pages, guides and rate sheets. Completion times are Upscore’s own files; the nationality pattern comes from samples below fifty cases, so read it as direction rather than measurement.

Two rows deserve a second look. The base matters as much as the percentage — on a €250,000 purchase valued at €235,000, CaixaBank’s published 70% of price is €175,000 while Bankinter’s 60% of the lower figure is €141,000. That is a €34,000 difference in the cash you bring, not a ten-point difference. And the currency you are paid in decides more than your nationality does.

Why Bankinter does not appear in our completed purchases

Across the Spanish purchases Upscore has completed, the lender was Sabadell, CaixaBank or UCI. Bankinter does not appear.

It does not mean Bankinter declines foreign buyers. Our record describes the files that reach us and the banks we route them to — our own pipeline, not a survey of the market.

It does mean we cannot tell you anything first-hand about working with them. For Sabadell and CaixaBank we publish median completion times from our own files; for Bankinter we have none, and we are not borrowing someone else’s numbers to present as experience.

What buyers actually say about Bankinter

Two accounts from people who applied, not from brokers. The first is a buyer who shopped several banks and ended up there:

“I do happen to have some experience with non-resident mortgages in Spain. I bought an apartment about 4 years ago and had to do some shopping to find the best deal. The options were rather limited because non-residents won’t have a paycheck they can get a hold on or any other assets they can go after if something goes wrong. I ended up getting a mortgage with Bankinter. They offered rather low interest after agreeing to keep an investments account with them. They are pretty good dealing with non-residents.”
— r/ExpatFIRE, Non resident mortgage in Spain? (October 2022)

“Rather low interest after agreeing to keep an investments account with them” is the bundling mechanism: the rate improved in exchange for holding assets at the bank. Ley 5/2019 prevents a Spanish lender making a mortgage conditional on other products but allows it to price a lower rate when you take them — so a quote assuming an investment account is not comparable to one that does not.

And “non-residents won’t have a paycheck they can get a hold on” names the mechanism behind every non-resident restriction in Spain. It is not distrust: there is less for a lender to hold on to, and the deposit closes that gap.

A second commenter acted on the recommendation, visited a branch while in Spain, and reported establishing a relationship with the branch director — the branch is a variable, for every Spanish bank. That follows from Spain having no credit score: the Bank of Spain’s CIRBE records loans held in Spain and ASNEF unpaid debts, and both come back empty for a first-time foreign buyer. Both accounts are from 2022 and are individual experiences, not criteria.

What did a Bankinter quote look like?

One buyer collected three quotes in the same month on the same profile:

“-Bankinter: Hybrid mortgage 3 years fixed 3,6% and after that Euribor + 1,6% Home + Life insurance 25 years […] Caixabank seems the best one by far. Especially for fixed mortgages.”
— r/GoingToSpain, How do I get a good mortgage rate as a non-resident? (August 2023)

Those rates are from 2023 and are not a current quote. What travels is the structure: a hybrid — three years fixed then Euribor plus a margin — over 25 years, five longer than the Sabadell and CaixaBank quotes in the same thread. A longer term lowers the payment and raises the total interest, and for a non-resident whose capacity is capped by a debt-to-income ratio it is sometimes what makes the file work at all.

The full three-way comparison is in our Sabadell and CaixaBank pages.

What will Bankinter ask you for?

The standard Spanish non-resident file — passport and NIE, payslips or accounts, six months of statements from every account, every existing debt payment wherever it sits, tax returns, sworn translations, a Spanish bank account, and a credit report from your country of residence. The full list is in mortgages in Spain for non-residents.

Bankinter is the most specific of the Spanish banks on this, and it publishes the requirement per country. Its documentation sheet for applicants resident in England lists, among the items needed to assess the mortgage:

“Credit Report: https://www.experian.co.uk/ https://www.equifax.co.uk/”

The Spanish column of the same sheet labels that line “Justificación de deudas” — proof of debts. That framing is the useful part: the report is not being read as a score, it is being read as evidence of what you owe. Neither CaixaBank nor Sabadell names a bureau.

Worth knowing that it varies by country: the sheet for applicants in Ireland asks for a credit report without naming a provider, and the Belgian and Dutch sheets do not ask for one at all. (Checked August 2026 on Bankinter’s own non-resident brochure pages.)

Two published facts sit behind the requirement: Ley 5/2019 art. 12.1 obliges every Spanish lender to assess credit history, and the CIRBE records only Spanish credit, so it returns nothing for a foreign buyer. Reading the second as the reason for the first is ours, not a bank’s. Both are true: no Spanish score, and the report is required.

The hard filter is the ratio. Across Upscore’s Spanish applications, among applicants whose housing costs already took more than 35% of their income, none completed a purchase (n=333). No branch relationship moves that.

Frequently asked questions

Does Bankinter give mortgages to non-residents?
Yes. Buyers describe a specific non-resident programme, and the bank does not publish the criteria for it.

What is Bankinter’s maximum LTV for a non-resident?
60% of the lower of the purchase price and the valuation — the strictest published base of the three main Spanish banks.

Can I get a fixed rate from Bankinter if I am paid in dollars or pounds?
No. Its published condition for the fixed-rate product is income in euros. The variable rate remains available, and CaixaBank offers a fixed rate in dollars or sterling.

Should I choose Bankinter over Sabadell or CaixaBank?
We cannot answer that from our own record, because Bankinter does not appear in our completed purchases. What we can say is that the same file produces different offers in Spain, so it is worth including in a shortlist rather than choosing on reputation.

Does Bankinter require an investment account?
It cannot require one as a condition of the loan — tying is prohibited by Ley 5/2019. One buyer reports a better rate for holding an investments account, which is the permitted version: a discount, not a condition.

Is the branch important?
Multiple accounts say yes, for every Spanish bank. With no shared credit score the person reading your file has more discretion than a US or UK borrower would expect.

Can I apply without going to Spain?
You can start remotely, though several accounts report better responsiveness after an in-person branch visit. Completion happens at the notary, in person or by power of attorney to a Spanish lawyer. See mortgage in Spain for UK citizens for what you would actually be approved for.

The bottom line

Bankinter is well regarded by the foreign buyers who have used it and offered the longest term in the one real three-bank comparison we can point to. It also has the strictest published loan-to-value of the three, on the strictest base, and does not offer its fixed rate to anyone paid outside the euro — which covers most American and British buyers.

And it does not appear in any of our own completed purchases, which reflects our pipeline rather than the bank.

Take all of that as a reason to include it in a shortlist rather than to start there. Ask two questions in the first conversation: what the maximum loan is and what it is calculated on, and whether a fixed rate is available on your income. The seven questions to ask any Spanish intermediary work just as well on a branch manager.

Once you have a specific property in mind, Upscore’s Finance Passport shows which Spanish banks will approve your profile. It is free and takes under fifteen minutes. See also mortgages in Spain for non-residents and Spanish mortgage rates for non-residents.

How to Buy Property in France as a Non-Resident: The 2026 Guide for American and British Buyers

By Marcelo Barreneche, Upscore. Last updated: June 2026.

Yes, any foreigner can buy property in France, with no restriction based on nationality or residence. An American or a British citizen has the same ownership rights as a French national. There is no minimum stay, no special permit, and no nationality quota. What buying does not do is grant you the right to live there: a property in France gives you no visa and no residency. As a non-EU citizen since Brexit, a British buyer is limited to 90 days in any 180-day period in the Schengen Area, exactly like an American (this is confirmed by the French notaries’ official guidance and taxesforexpats.com).

The part nobody tells you is where the money goes. Buying a French resale property carries roughly 7 to 8 percent in transaction costs (the famous frais de notaire), you put down a 10 percent deposit at the preliminary contract, and if you need a mortgage, France lends to you on a system that does not use credit scores at all. That last point is where most foreign buyers lose weeks. The advisers who rank for “buying property in France” handle currency, or tax, or the legal paperwork, but none of them can actually arrange your financing.

In Upscore’s customer data, buyers who have already identified a specific property close their mortgage at roughly 12 times the rate of buyers who are still exploring their options (1.64% versus 0.14%). Finding the property first, then sorting the money, is the order that works. This guide walks through eligibility, the buying process, the real costs, the taxes you will owe (which differ sharply between US and UK buyers from 2026), and how financing actually works, so you arrive at the notaire with a realistic number rather than a surprise.

Key Facts at a Glance

• Eligibility: No nationality or residency restriction. Any foreigner can buy. Owning property does not grant residency or a visa (notaires.fr).
• Transaction costs (frais de notaire): About 7 to 8 percent of the price for a resale (ancien) property, 2 to 3 percent for a new-build (neuf) (notaires.fr).
• Deposit at signing: Roughly 10 percent of the purchase price, held by the notaire at the compromis de vente (Crédit Agricole).
• Cooling-off period: A 10-day unconditional right of withdrawal (délai de rétractation) for the buyer after signing the preliminary contract (notaires.fr).
• Mortgage LTV for non-residents: EU and UK buyers commonly reach 75 to 80 percent (up to ~85%); US and other non-EU buyers typically see 50 to 70 percent, meaning a deposit of 30 to 50 percent (market range, varies by bank).
• Annual taxes on a second home: Taxe foncière (all owners) plus taxe d’habitation on second homes, with a municipal surcharge of 5 to 60 percent in high-demand zones (economie.gouv.fr).
• Capital gains on sale: 19% income tax plus social levies. From 1 January 2026, a US (non-EU) seller faces a combined rate near 37.6%; a UK seller, affiliated to UK social security, pays around 26.5% (service-public.gouv.fr).
• First-party signal: Across Upscore’s applicants targeting France, the median loan-to-value figure buyers ask for is around 72 to 75 percent (a requested figure, not a guaranteed approval).

Can a Non-Resident Actually Buy Property in France?

Yes. France places no restriction on foreign ownership of property. A non-resident, whether American, British, or from anywhere else, buys with the same legal rights as a French citizen. There is no approval process tied to nationality, no holding-period requirement, and no cap on how much foreigners can own.

The distinction that matters is between buying and living. Owning a French home does not give you the right to reside in France or to spend unlimited time there. Since Brexit, a British passport holder is treated as a third-country national in the Schengen Area, capped at 90 days in any rolling 180-day period without a visa. Americans have always faced this limit. If you want to spend longer, you apply for a long-stay visa (visa de long séjour) separately. Buying the house and getting the right to live in it are two different files.

Community Insight: “No restrictions on foreign owners. At least 7% (up to 10% for lower-priced) for notaires fees. Most are transaction taxes set by government. No buyer’s agent or MLS in France.” — r/ExpatFIRE

One practical caveat for Americans: because of FATCA (the US Foreign Account Tax Compliance Act), only certain French banks are willing to take on US clients, since US account holders trigger extra reporting obligations for the bank. This narrows your lender choices but does not stop you buying. For the underlying logic of how French banks assess a foreigner with no local history, see our guide on whether France has credit scores.

How Does the French Buying Process Work?

The French purchase runs through four stages, and the notaire, a state-appointed public official, sits at the centre of all of them. The notaire is the only party legally authorised to transfer the title, and they also collect the transaction taxes on behalf of the state (notaires.fr).

1. The offer (offre d’achat). You make a written offer, usually through the agent immobilier. France has no MLS and no buyer’s agent in the American sense, so the listing agent works for the seller.
2. The preliminary contract (compromis de vente). This is the binding agreement. You sign it, pay a deposit of around 10 percent into the notaire‘s escrow, and you then have a 10-day cooling-off period during which you can withdraw for any reason and get your deposit back (returned within roughly 21 days). After those 10 days, the contract binds you (tangram.notaires.fr).
3. Due diligence. The notaire runs title searches, confirms clear ownership, and the seller provides the Dossier de Diagnostic Technique (DDT), a pack of mandatory surveys covering asbestos, lead, termites, and energy efficiency. This stage typically takes 3 to 4 months for a resale property (frenchentree.com).
4. The final deed (acte authentique de vente). Signed at the notaire‘s office. Non-residents can sign remotely through a power of attorney. Registration of the title follows over roughly the next six months.

Community Insight: “Everything goes through a notaire… you can choose an English speaking notary on notaires.fr.” — r/france

You are not required to use a French-speaking notaire. The official directory at notaires.fr lets you filter for English-speaking notaries, which removes one of the biggest friction points for foreign buyers.

What Does It Really Cost to Buy in France?

The headline cost is the frais de notaire, the bundle of transaction taxes and notary fees that the buyer pays on top of the purchase price. They are far higher than the notaire‘s own fee suggests, because the bulk of the figure is government tax, not service charge.

For a resale (ancien) property, budget around 7 to 8 percent of the price. For a new-build (neuf), it drops to about 2 to 3 percent, because the transfer duties are lower (notaires.fr).

One 2025 change to flag: since 1 April 2025, French departments are allowed to raise the transfer duty (DMTO) from 4.50% to 5.00% on resale properties, and adoption varies by department, which pushes some areas toward the top of the 7 to 8.5 percent range (cafpi.fr; pretto.fr). On top of these costs you add your 10 percent deposit at the compromis, so the cash you need at the front of the deal is well above the deposit alone.

Community Insight: “Expect 3 months before keys… taxes are pretty high (7 to 10%, one shot)… 20% asked for escrow… no contingencies.” — r/france

For a fuller view of how front-loaded buying-abroad costs work and how a deposit differs from these fees, see our guide on how much deposit you need for a house abroad.

What Taxes Will You Owe as a Foreign Owner?

Three taxes matter to a non-resident owner: two annual, one on sale.

Taxe foncière is the annual land tax. Every property owner pays it, resident or not. The base rose by 1.7% in 2025 (impots.gouv.fr).

Taxe d’habitation was abolished on primary residences from 1 January 2023, but it still applies to second homes, which is what most non-resident buyers own. In high-demand areas (zones tendues, including Paris, the Côte d’Azur, and many tourist towns) municipalities can add a surcharge of 5 to 60 percent on top (economie.gouv.fr). If you are buying a holiday home in a desirable spot, budget for this.

Plus-value immobilière, the capital gains tax when you sell, is where US and UK buyers diverge sharply. The base rate is 19% income tax plus 17.2% social levies, with an additional surcharge of 2 to 6 percent on gains above 50,000 euros. Exemptions phase in with holding time: full income-tax relief at 22 years, full relief on social levies at 30 years (service-public.gouv.fr F10864).

The split between nationalities comes from the social levies:

A UK seller, because the UK has a social-security coordination arrangement with France, pays only the reduced 7.5% social levy rather than the full rate. A US seller does not get that relief, and from 1 January 2026 the social levy rate rose (CSG moved from 9.2% to 10.6%), pushing the combined rate near 37.6 percent (letulle.fr). If you are American, factor the higher exit tax into your hold-period thinking from the start.

UK buyers also need to remember that the gain is taxable at home: HMRC taxes UK residents on worldwide gains, so the same sale may trigger UK capital gains tax, with relief for the French tax paid. We cover that calculation, including the currency-conversion trap, in how to calculate UK capital gains tax on overseas property.

How Do You Finance a Property in France?

This is the gap. A French seller will not take your offer seriously without either cash in hand or a secured mortgage, and arranging that mortgage is the single hardest part of the process for a foreigner.

Community Insight: “A French seller wants you to pay in full or have a secured mortgage… US banks don’t accept loans for foreign property; a French bank won’t without history in France… agents won’t keep talking unless you seem serious.” — r/france

US banks do not lend on foreign property, so a US mortgage is off the table. A French bank will lend to a non-resident, but on its own terms. Non-resident loan-to-value sits well below what locals get: EU and UK buyers commonly reach 75 to 80 percent, while US and other non-EU buyers typically see 50 to 70 percent, meaning a deposit of 30 to 50 percent (this is a market range that varies by bank, not an official cap, and it has been tightening). French banks also apply a hard affordability rule: under the regulator HCSF, your total debt payments cannot exceed 35 percent of income, and the loan term is capped at 25 years.

Crucially, France does not run a FICO-style credit score. There is no positive credit history to import, and your American or British score is irrelevant on arrival. French banks instead check the Banque de France’s negative registries (FICP for loan defaults, FCC for cheque and card incidents) and then assess you on documents: bank statements, tax returns, and proof of stable income. Because you start from zero, the file you present matters more than any score. We explain the mechanism in detail in our guide on whether France has credit scores.

For the full walkthrough of rates, documents, and which banks work with non-residents, including the FATCA point for Americans, read our companion guide on how to apply for a mortgage in France as a foreigner. If you are weighing a French property against other markets, our guide on overseas mortgages for UK citizens covers the UK-side lenders and alternatives.

Frequently Asked Questions

What are the biggest pitfalls when buying property in France as a foreigner?
The three most common are underestimating the frais de notaire (7 to 8 percent on a resale, not the deposit), assuming a US or UK mortgage will fund the purchase (it will not, you need a French lender), and forgetting that the compromis de vente becomes binding after the 10-day cooling-off period. A fourth, for second-home buyers, is the taxe d’habitation surcharge of up to 60 percent in high-demand zones.

Can a UK resident buy property in France after Brexit?
Yes. Brexit did not change the right of a British citizen to buy French property; ownership rights are identical to a French national’s. What changed is residency: a UK passport holder is now limited to 90 days in any 180-day period in the Schengen Area without a long-stay visa. Buying a home does not extend that limit.

How can a US citizen buy a house in France?
The purchase process is the same as for anyone else: offer, compromis de vente, due diligence, acte authentique. The two US-specific points are FATCA, which means only certain French banks will handle a US client’s mortgage, and capital gains tax on sale, which from 2026 runs near 37.6 percent for non-EU sellers. There is no nationality restriction on the purchase itself.

How long can I stay in France if I own a property there?
Owning property grants no residency rights. As a non-EU citizen (which now includes British citizens), you can stay up to 90 days in any rolling 180-day period in the Schengen Area without a visa. For longer stays you must apply for a long-stay visa separately. Note that the EU’s biometric Entry/Exit System (EES) became operational in April 2026, making overstays easier to detect.

Is it wise to buy in France now?
That depends on your purpose and hold period. The transaction costs are high and front-loaded, and the capital gains regime rewards long holds (full relief at 22 to 30 years), so France suits buyers planning to keep the property rather than flip it. If you are American, the 37.6 percent exit tax from 2026 makes a short hold expensive. The first practical step is to confirm what you can finance, because that determines what you can realistically offer.

The Bottom Line

Yes, you can buy property in France as a non-resident, American or British, with full ownership rights and no nationality restriction. Plan for 7 to 8 percent in transaction costs on a resale, a 10 percent deposit at the compromis, and a 10-day cooling-off window that locks you in once it passes. The annual taxes (taxe foncière, plus taxe d’habitation on second homes) and the capital gains regime on sale (around 26.5 percent for UK sellers, 37.6 percent for US sellers from 2026) should shape your hold-period plan from day one.

The part that trips up most foreign buyers is financing, because the advisers who dominate this topic handle currency, tax, or legal paperwork, not the mortgage. France lends to non-residents but at lower loan-to-value and on a system with no credit score, so the file you present is everything. In Upscore’s data, buyers who line up their financing around a specific property close far more often than those who shop for money in the abstract.

How Do Credit Scores in Italy Work? A 2026 Guide for Foreign Buyers

By Marcelo Barreneche · Updated May 2026 · 9 min read

Key facts at a glance

• Italy does not use a three-digit credit score like the UK (Experian, Equifax) or US (FICO). There is no single number Italian lenders look at.
• Two systems decide whether you can borrow: the Bank of Italy’s Central Credit Register (loans of €30,000 or more) and CRIF’s EURISC (smaller loans, credit cards, consumer credit, covering over 70% of Italian adults).
• Italian banks evaluate four pillars: income, debt-to-income ratio, registry status, and account history. DTI cap is typically 30-35% of net monthly income.
• UK and US credit scores do not transfer. Italian banks cannot pull your Experian, Equifax or FICO file. They may accept a translated home-country report as supporting evidence, but it does not replace local file history.
• Foreign buyers without Italian credit history typically need 30-40% deposit versus 20% for residents.
• Counter to conventional wisdom, having an active, well-managed mortgage at home is a positive signal — across Upscore’s European mortgage data, applicants with home-country credit activity close at nearly double the rate of debt-free applicants.

Italy has no credit score either: banks read CRIF and your income. See what you can borrow as a foreign buyer before you start the paperwork.

Check what you can borrow →

Italy does not have credit scores. Here is what it has instead.

Italy does not use a three-digit credit score the way the UK (Experian, Equifax) or US (FICO, VantageScore) do. Instead, two systems decide whether you can borrow: the Central Credit Register (Centrale dei Rischi), run by the Bank of Italy and tracking loans of €30,000 or more, and CRIF’s EURISC, a private credit bureau covering smaller loans, credit cards and consumer credit for over 70% of Italian adults. Italian banks decide on creditworthiness by reading these records plus your income, employment and existing debt — not a single score.

If you’re a foreign buyer applying for a mortgage in Italy, none of your UK or US credit history will appear in those Italian files. That doesn’t mean it’s worthless — but it does mean you need to know how Italian lenders actually decide, what shows up in your file once you start borrowing in Italy, and how to check it yourself.

How to choose a mortgage broker in Spain →

Italy vs UK vs US: how credit assessment compares

The structural difference is binary: the UK and US gate decisions on a number; Italy gates decisions on a file plus a manual income assessment.

Sources: Banca d’Italia — Central Credit Register, CRIF EURISC. UK/US figures: bureau-published score ranges, 2026.

How Europe compares country by country →

How do Italian banks evaluate creditworthiness?

Italian banks assess four pillars when reviewing a mortgage application. No single metric overrides the others.

1. Income verification

Banks require proof of stable, recurring income. For salaried employees, this means recent payslips (buste paga), a CUD (Certificazione Unica dei redditi) or tax return, and an employment contract. For self-employed applicants, banks typically request two to three years of tax returns and business financials. Salaried applicants are generally viewed more favourably — across Upscore’s European mortgage data, salaried workers close at nearly double the rate of self-employed applicants.

2. Debt-to-income ratio

Most Italian banks cap total debt service at 30-35% of net monthly income. This includes the proposed mortgage payment plus existing loan obligations (car loans, personal loans, credit card minimum payments). For Italian residents, the INPS (national social security) records may be consulted to verify employment income.

3. Credit registry status

Banks check the Centrale dei Rischi and CRIF for negative flags: payment defaults, write-offs, restructured debt, legal proceedings. A clean registry with no incidents is the expectation — there is no score threshold to clear.

4. Account history

Banks look for evidence of regular savings, consistent deposits, and a pattern of financial discipline. For foreign buyers, this often means providing 6-12 months of bank statements from your home country.

Codice Fiscale: the precondition

Before any of this can proceed, you need a Codice Fiscale from the Agenzia delle Entrate (Italian Revenue Agency). It is Italy’s tax identification number. You can apply for one at an Italian consulate in your home country or at a local Agenzia delle Entrate office on arrival. Without it: no bank account, no property transaction, no mortgage application.

How do you check your credit file in Italy?

Every individual has the right to access their CRIF and Centrale dei Rischi data free of charge. The process differs by source.

• CRIF EURISC — submit a request through consumatori.crif.com with ID and codice fiscale. The first report each year is free under Italian privacy law. It covers consumer credit, credit cards, and instalment plans.
• Centrale dei Rischi (Bank of Italy) — file the request through the Banca d’Italia portal with your Codice Fiscale and valid ID. The report arrives within 30 calendar days and lists all registered loans, guarantees, and defaults above the €30,000 threshold. It does not show a score because there is no score.
• Experian Italia and CTC — both hold partial files. Experian Italia operates with a smaller footprint than CRIF; CTC (Consorzio per la Tutela del Credito) focuses on consumer credit. You can request your record from each.

What matters is the absence of negative entries: no defaults, no late payments, no restructured debts. If your record is clean, the lender’s focus shifts to income, DTI, and deposit size.

What rate to expect as a non-resident →

How do foreign buyers build a credit footprint in Italy?

Building an Italian credit footprint takes 6-12 months of consistent financial activity. There are no shortcuts, but there is a clear path.

Months 1-3. Obtain your Codice Fiscale, open an Italian bank account (Intesa Sanpaolo, UniCredit, and Banco BPM all accept non-residents), and set up automatic bill payments through the account. If you plan to reside in Italy, register at the local Anagrafe.

Months 3-6. Apply for a low-limit Italian credit card or small consumer loan. Make regular purchases and pay in full each month. This creates entries in the CRIF system that mortgage lenders can see.

Months 6-12. Maintain zero missed payments, build savings in the Italian account, and gather home-country credit documentation (Experian or Equifax for UK applicants, FICO report for US applicants).

Italian banks cannot access UK or US credit databases directly, but they request international credit documentation as part of mortgage applications. A clean home-country credit report alongside your Italian financial footprint materially strengthens the application.

How does your credit profile affect the mortgage decision?

For foreign buyers, the mortgage process in Italy hinges on documentation and income proof rather than a credit score threshold.

Italian banks typically offer non-resident buyers a loan-to-value (LTV) ratio of 60-70%, meaning you need a deposit of 30-40% of the property price plus approximately 10-12% for closing costs (notary fees, registration tax, agency fees). Property-related taxes are administered by the Agenzia delle Entrate.

What Italian banks look for in a foreign buyer’s mortgage application:

• Clean CRIF and Centrale dei Rischi record (if any Italian credit history exists)
• Home-country credit report showing no defaults
• Proof of income covering at least 3x the monthly mortgage payment
• DTI below 30-35% including all existing debt obligations
• Employment stability: at least 2 years in current role (salaried) or 3+ years of tax returns (self-employed)
• Deposit funds already in a European bank account or clearly traceable from a home-country account

Pair with — How do credit scores in Spain work?

Can a foreign buyer get an Italian mortgage with no local credit history?

Yes. Italian banks regularly process applications from buyers who have never held an Italian bank account or credit product. In these cases the bank focuses on:

• Income verification from your home country (payslips, tax returns, employment letters)
• International credit documentation (Experian/Equifax for UK applicants, FICO for US)
• Deposit size. A larger deposit (40%+ of property value) materially improves approval chances for applicants without Italian credit history
• Property valuation. The bank commissions its own valuation; mortgage offers are based on the bank’s assessed value, not the asking price

The timeline for a foreign buyer mortgage in Italy is typically 2-4 months from application to completion, though it varies by bank and applicant complexity. Across Upscore’s European mortgage closings, the median lead-to-closing timeline is approximately 4.7 months.

Frequently asked questions

Does Italy have a credit score?

No. Italy does not use a three-digit credit score like the UK or the US. Banks look at two databases: the Bank of Italy’s Central Credit Register for loans of €30,000 or more, and CRIF’s EURISC private bureau for smaller credits. Lenders combine those records with your income, employment status and existing debt to decide.

Who is CRIF and what does EURISC track?

CRIF is the main private credit bureau in Italy. It runs EURISC, a credit information system that records loan applications, active loans, repayments and missed payments for individuals and businesses. EURISC covers loans below the €30,000 Bank of Italy threshold, credit cards, and consumer credit. Over 500 lenders feed data into it, including all major Italian banks.

How do I check my credit report in Italy?

You request your file directly from each source. For CRIF EURISC, submit a request through consumatori.crif.com with ID and codice fiscale; the report is free once per year. For the Bank of Italy Central Credit Register, file the request through the Banca d’Italia portal. Two other private bureaus — Experian Italia and CTC — also hold partial files.

Does my UK or US credit history transfer to Italy?

No. UK Experian/Equifax files and US FICO scores do not appear in any Italian credit database. Italian lenders cannot pull them automatically. Some banks may accept a translated credit report from your home country as supporting evidence during a mortgage application, but it doesn’t replace local file history. Foreign buyers typically compensate with stronger income proof and a higher deposit.

Is there an Italian Experian or Equifax?

The closest equivalent is CRIF, which dominates the Italian private credit bureau market. Experian operates in Italy as Experian Italia, but with a much smaller footprint than CRIF. CTC (Consorzio per la Tutela del Credito) is a third bureau focused on consumer credit. Together with the Bank of Italy’s public register, these are the four sources Italian lenders consult.

What replaces the credit score for a mortgage decision in Italy?

Italian banks use a multi-factor assessment: income stability (payslips, tax returns), employment contract type (open-ended contracts score higher than fixed-term or freelance), existing debt-to-income ratio (target below 30-35%), the Central Credit Register record, and CRIF EURISC history. For foreign buyers, expect deposit requirements of 30-40% of property value versus 20% for residents.

How long does negative information stay on file in Italy?

CRIF EURISC retains data based on event type: loan applications stay 180 days (~6 months), rejected or withdrawn applications 90 days (~3 months), repaid loans up to 60 months (5 years), and missed payments 12-36 months depending on severity (12 months for regularised 1-2 payment delays, 24 months for 3+ payment delays, up to 36 months for non-regularised defaults). Bank of Italy Central Credit Register data is generally retained for the duration of the loan plus 36 months after final settlement. Check the latest retention table on CRIF before relying on these timeframes.

Can Americans get mortgages in Italy?

Yes. American citizens can obtain mortgages in Italy. Banks evaluate American applicants based on income documentation (W-2s, tax returns, bank statements), international credit reports, and deposit size. US buyers should be aware of FATCA reporting requirements and may need to provide additional documentation related to their US tax obligations.

What documents do I need for an Italian mortgage?

Key documents include: Codice Fiscale (Italian tax ID), valid passport, proof of income (payslips or tax returns for 2-3 years), bank statements (6-12 months), international credit report, preliminary purchase agreement (compromesso), and the property’s catasto (cadastral) documentation.

The bottom line

Italy does not use credit scores the way the US or UK does. Italian banks and the Banca d’Italia’s Centrale dei Rischi maintain a file-based system focused on your overall financial profile: income stability, existing debts, payment history, and account behaviour. The numbers that actually matter for a foreign buyer are 30-40% deposit, 30-35% DTI ceiling, and 6-12 months of bank statements — not a three-digit score that does not exist.

For foreign buyers, your home-country credit history, income stability, and existing debt profile matter more than any single number. The counter-intuitive reality is that an active, well-managed mortgage in your home country is a stronger signal than being completely debt-free. Plan 6-12 months ahead, gather documentation early, and start the Italian bank account before you apply for the mortgage — not at the same time.

Mortgage Broker vs Bank in Spain: A Comparison for Non-Residents (2026)

How to Choose & Apply for a New Immigrant Mortgage 2025

From working out residency status to juggling loan terms, it helps to know what comes next when you’re searching for a mortgage. If you’re a new immigrant mortgage seeker, this guide explains each step of the journey. 

By the time you finish, you’ll have a clear path toward a home purchase – even if you’re still sorting visa type details.

Know Your Residency Status

First, check your visa status. Visa holders face different lending criteria than permanent resident applicants – as you might expect. Temporary residents often need to demonstrate a higher deposit because many lenders treat them as higher risk. 

And again, anyone who holds permanent residency or already carries Australian citizenship usually finds it way easier to access competitive rates. In fact, most lenders will ask for proof of residency status before approving home loan finance.

Compare Lenders and Rates

It obviously gets a bit overwhelming to pick the right lender given how many of them there are and how they all claim to have the best deals. Some home buyers turn first to big banks, but non bank lenders may offer more flexible options if you have a limited credit history. 

So that’s why shopping around will give you a better insight into which financial institution actually suits your needs. And when you do compare, look beyond advertised interest rates on an investment property or owner-occupied home. Check:

• Fees
• Minimum loan amounts
• Loan terms

All of these details will impact what your monthly repayments and overall costs look like more than a few basis points on your mortgage rate.

Work Out Your Budget

Determine a realistic purchase price before you start hunting properties. Your home loan commitment naturally hinges on your financial situation. So that’s your: 

• Income
• Outgoings
• Savings

And then there’s additional costs like stamp duty and potential lender’s mortgage insurance if you borrow more than 80%. If this is your first home, see if you qualify for a home owner grant. 

Many states and territories offer first-home buyer incentives that reduce upfront expenses. Once you’ve tallied everything, you’ll understand how much deposit you need and what loan size you can afford.

Seek Professional Advice

A qualified broker:

• Handles all the complex loan approval paperwork
• Highlights loan options you might miss
• Helps negotiate with lenders
• Has insider knowledge on exclusive offers and can speed up your application

And your broker can also guide you through the FIRB approval process if you want to purchase property as a foreign citizen. That’s the Foreign Investment Review Board check that temporary residents and foreign citizens must pass before buying. Skipping this step leads straight to delays, or worse, rejected applications.

Understand FIRB Approval

When non-citizens look to buy a house or investment property, FIRB approval becomes mandatory. The foreign investment review board examines applications based on your visa type and intended property use. 

If you’re an Australian citizen or permanent resident, this doesn’t apply – your path is naturally simpler. But foreign citizens must secure FIRB approval to avoid breaking the law. So that means having documents like your passport and proof of income ready early on. 

We’d definitely recommend starting this process alongside your home loan finance application so you avoid missing out on the right property – FIRB decisions can take weeks.

Check Your Credit History

Limited credit history can slow down loan approval. If you’re new to Australia, your bank statements and credit file might not carry enough data. That doesn’t outright wreck your chances, but it does mean you’ll need extra proof:

• Payslips
• Employment contracts
• Savings records

Some non bank lenders accept alternative evidence of good financial behaviour, like rent payment history. 

Plan for Additional Costs

You’ve got more than just your monthly repayment to pay so factor in costs like maintenance and rates. An investment property, for instance, is great for rental income, but there are always unexpected repair costs.

And remember that an increased deposit may influence cash flow if you buy a property to rent. 

You’ve also got to think about homeowner insurance and strata fees (if you’re in an apartment) if you’re planning on living there yourself since these form part of your ongoing expenses. 

We get that this is a lot to think about, but it definitely helps you avoid nasty surprises down the line if you’re diligent about it now.

Decide on Loan Features

Shorter loans generally give you lower interest rates in exchange for higher monthly repayments. So it might be better to choose a 20-year term to pay the mortgage off sooner if you have a stable income. 

Variable rates are good if you want more flexibility since they let you make extra repayments without any penalties. 

Fixed rates are a bit better if you want more peace of mind for a set period, though you still face break costs if you refinance early. 

Gather Required Documents

When you’re finally ready to apply, compile everything:

• Proof of identity
• Visa documentation
• Employment evidence
• Bank statements
• Details of existing debts
• FIRB approval confirmation

Getting all your paperwork together nice and neat like this is definitely worth it as it shows that you’re serious about the home purchase.

Partner with the Right Professionals

A good mortgage broker helps you filter through dozens of loan products to find competitive rates that match your circumstances. 

And for foreign citizens, they coordinate FIRB approval and lodging. If you’re an Australian citizen with limited credit history, they’ll flag suitable non bank lenders. And even if you hold permanent residency, their relationships with lenders often get you offers that aren’t on the shelf. 

Apply and Secure Loan Approval

When you submit your application, expect to hear back within one to two weeks. Loan approval depends on more than your income; the underwriter reviews:

• Your credit
• Deposit size
• The property itself

They check the purchase price against a valuation to ensure it’s consistent with market levels. They also consider rental income projections and vacancy rates if you’re buying an investment property. 

Once you get formal approval, you’ll receive a home loan approval letter. This document sets out all the important stuff – loan amount, interest rate, loan terms. Then after you sign this, you’ll move to the settlement and finally collect the keys!

Final Thoughts on Your Home Purchase

That journey – from sorting your visa status to finalising stamp duty – is unique for everyone. But by staying organised and working with an expert who knows what they’re doing, you’ll find it’s really not that bad. 

How Upscore Can Help

Ready to make your move? Sign up for Upscore’s Finance Passport today where you can:

• Compare options across multiple lenders
• Lock in competitive rates
• Get personalised support for your new mortgage journey

It’s completely free – no upfront costs because we earn a fee from the lenders if you get a loan – so take it as your risk-free first step toward home loan finance!

Sign Up For Your Finance Passport Now!

Can Expats Buy Property in Australia?

The answer is yes – but it comes with conditions. Australia’s government welcomes foreign investment in property, but it regulates it carefully. Expats (meaning foreign nationals who aren’t Australian citizens or permanent residents) can purchase Australian property, but they face extra:

• Rules
• Approval steps
• Taxes (like capital gains tax and income tax)

Who Is a Foreign Buyer in Australia?

In Australia, the law uses the term “foreign person” to classify who needs special approval to buy property. If you are an Australian citizen or hold permanent residency, you’re not considered a foreign buyer – even if you’re an Aussie expat living abroad. 

As you might expect, citizens and permanent residents (as well as most New Zealand citizens living in Australia) can buy any property without prior government approval. However, anyone else – including temporary residents on visas and overseas investors – is deemed a foreign person so you have to follow the foreign investment rules. 

And being labeled a foreign person isn’t a judgment on character; it’s literally just a legal definition. The idea is to ensure that foreigners buying property do so in a way that benefits Australia. 

The Role of the Foreign Investment Review Board (FIRB)

Any foreign person purchasing property needs to get approval from the Foreign Investment Review Board (FIRB). FIRB is the government body that reviews foreign purchases to make sure they align with national interests, like we mentioned before. 

So before you buy, you apply for FIRB approval and pay an application fee. The fee isn’t trivial; it scales with the property value. For example, buying a house under AUD 1 million incurs a AUD 14,100 FIRB fee, which only gets higher the more expensive your home is. 

Luxury real estate deals can see fees well over AUD 100,000. This is, of course, on top of the purchase price of the property itself. And failing to get approval when required can lead to steep fines or even forced sale of the property, so it’s not something you can skip as an expat.

Most applications by expats are approved, especially if you’re buying a new investment property or building on vacant land (more on those options below). The government mainly wants to ensure the investment adds to Australia’s housing stock. 

What Can Foreign Investors Buy?

Australia sets clear limits on what types of residential property foreign buyers can purchase. The general rule is that expats should invest in new or additional housing rather than competing with locals for what’s already a limited supply of existing homes. 

Established dwellings (i.e. second-hand houses or apartments that have been previously owned or occupied) are heavily restricted for foreign buyers. In fact, from 1 April 2025, the government has temporarily banned foreign persons from buying any established dwelling at all. (This two-year ban, which is in effect until 31 March 2027, was introduced to ease housing affordability pressures.) 

So under the current rules, even expats on temporary visas can no longer purchase an existing house as a home. 

That said, you can see on that link from the Australian Taxation Office (ATO) website that limited exceptions do still exist – for example, if a foreign investor plans to redevelop an old property into multiple new units, that may be considered, since it adds to the housing supply.

By and large, though, established dwellings are off the table for foreign buyers right now. So, what can you buy? 

New Dwellings

New constructions are your main target. New dwellings – like brand-new apartments or houses that have never been occupied – are fair game for expats. Buying off-the-plan from a developer or a newly built home gets easier approval because it’s creating new housing stock. 

Vacant Land

Vacant land is another option for foreign buyers, provided you intend to build a residence on the land within a certain timeframe. The government doesn’t want speculators just land-banking, so if you buy vacant land, you’ll be required to start construction (usually within 2-4 years as a rule of thumb). 

There’s an emphasis on use: if you buy land or a new property, you’re expected to put it to residential use (living in it or renting it out). In fact, there’s even an annual vacancy fee to discourage foreign owners from leaving properties empty  – if your property is unused for over 6 months a year, you may incur a fee equal to your FIRB application fee. 

That makes holding a vacant investment quite costly and is a big incentive to either occupy the home or have tenants.

Other Land

Lastly, note that commercial properties (like offices or shops) and agricultural land have their own separate rules and are not as restricted as residential homes. But for most expats, the interest is in home – from investment property that generates rental income for you to places to live while in Australia. 

Navigating the Australian Property Market as an Expat

It helps to do your homework on the property market and local buying process. Start by researching areas and prices through online property portals like Domain or Realestate.com.au.

These websites list most properties for sale and can give you a feel for what’s available within your budget. And consider how the location of a property might affect its long-term value and rental appeal. Are you looking in a capital city like Sydney or Melbourne, where prices are higher but rental demand is strong? 

Or perhaps you’re eyeing Brisbane, Perth, or the Australian Capital Territory (ACT) (home to Canberra) for more affordable options. 

Once you have a target property, now’s the time to speak with local professionals. A reputable real estate agent can guide you through making an offer or bidding at auction (auctions are a common way to buy homes in Australia). 

Since you’re an expat, you might also consider hiring a buyer’s agent, who are licensed professionals that work on your behalf to find and negotiate a property purchase. They can be especially useful if you’re overseas and can’t attend inspections in person. 

Speaking of inspections, when you find a property you like, try to view it yourself or have someone you trust do so. Pictures online can definitely be deceiving. Then if the property checks out, proceed with those building and pest inspections so you know the home is in good shape.

Legal Conveyancing 

Your solicitor will:

• Review the contract of sale (which in Australia can be quite detailed)
• Ensure the title is clear of issues
• Coordinate the closing (known as “settlement”)

The process and timeline can vary by state – for example, some states have a cooling-off period after signing a contract, but others (like buying at auction in most states) do not. Your lawyer will guide you on this. They’ll also make sure the Foreign Investment Review Board conditions are met and that your purchase is registered appropriately. 

There’s now a requirement for foreign owners to register their property on the national Register of Foreign Ownership, and your conveyancer can help with that too.

How Upscore Can Help

If you’re an expat serious about investing in Australian property, consider getting your finances in order early with Upscore’s Finance Passport! It can help you organize your financial profile and present yourself as a credible buyer to lenders and sellers alike. 

Get your free Upscore Finance Passport today!

Spain Expat Property Tax: Everything You Need to Know

You’ve undoubtedly got this idyllic image of Spain in your head that’s led you to wanting to get a property there in the first place. 

It’s not fun to talk about, but unfortunately there are a bunch of Spanish tax rules and bureaucracy to handle before you get there. Any expat needs to understand these before committing and moving abroad. 

From property tax in Spain to wealth tax and capital gains, there’s quite a lot to unpack here. But we’re going to break down some of your core responsibilities throughout this article so you can start purchasing property in Spain without getting lost in jargon.

Understanding Your Status and Tax Liabilities

Before you start comparing regions along the Costa or scouting city apartments, clarify your non-resident status. Australia and Spain share a tax treaty, but if you spend fewer than 183 days a year there, you generally face non resident income tax rather than full Spanish income tax. 

That’s basically just so the Spanish tax authorities know how to treat your earnings and your annual taxes on any foreign income. Yeah, unfortunately, even if you never set foot in an office, owning a holiday home triggers tax liabilities that you’ve got to face. 

What you can do, however, is prepare for this early on. That will save you a bunch of headaches when the Spanish government mails your tax bill.

The Basics of Purchasing Property

Right, so once you’ve settled where you want to live (or rent out) you’ll need to negotiate a purchase price and perhaps sign a promissory contract. 

At this point, you’ll pay a deposit while awaiting the final contract. The property’s cadastral value (which is maintained by municipal registries) may differ from your purchase price, but both of these figures can actually sway your transfer tax and annual real estate tax bills. 

That said, the transfer tax you’ll end up paying usually varies by region. But expect rates somewhere between 6% and 11% of the declared price. It goes without saying that that tax rate alone can add tens of thousands to your outlay, so definitely factor it in before making an offer.

Annual Real Estate Tax and Municipal Charges

As to be expected, you’ll have regular bills that you’d get anywhere once you own some Spanish property. The annual real estate tax, known locally as IBI, depends largely on the property’s cadastral value. 

Each municipality sets its own municipal tax rates, so your seaside villa might draw a higher bill than an inland apartment. 

On top of that, some towns levy a council tax-style charge for services like rubbish collection or street lighting. These levies run year to year – just make sure you don’t miss a payment as it can lead to penalties or liens against your property ownership.

Wealth Tax: A Different Angle

You’ll end up facing wealth tax if your Spanish assets and global net worth surpass a certain threshold. Naturally, we get that not every owner is going to fall under this bracket, but in regions like Catalonia or Madrid, it kicks in for net assets above around €700,000. 

That includes:

• The value of your Spanish home
• Other real estate
• Financial investments

The Spanish government actually changes these rates every so often, so double-check the current band before assuming you’re safe. Of course, not everyone is going to see a bill, but it’s one of those things that catch many buyers out who thought they only had to worry about once-off purchase costs.

Capital Gains Tax When Selling Property

Should you decide to exit the property market, you’ll need to pay capital gains tax on any profit. To calculate your gains, you basically just compare your purchase price plus documented renovation expenses against the sale price. Then apply the current tax scale, which ranges from 19% for smaller gains up to 26% on anything substantial. 

Non-residents face a flat withholding of 3% at sale closing, but that’s a down payment on the full obligation. 

Lanter, you file a return to reconcile the withholding with your actual liability. Yeah, it’s a lot to think about, but it’s one of those things you’ll want to know about to avoid any sort of surprise down the line.

Renting Out Your Spanish Property

Turning your home into a holiday let brings in rental income, but it also means a few extra forms. Non-residents report gross rental receipts and can deduct certain expenses like interest or community fees before facing the 19% flat rate.

For residents, the rate actually links to your overall earnings under Spanish income tax. But either way, keeping tidy records of rent and insurance is definitely key here because failure to declare rental income can trigger audits by Spanish tax authorities. And they’re swift to chase unpaid sums. If you want the same picture against your own profile, see what non-residents can borrow in Spain.

Navigating Non-Resident Income Tax

If your Spanish earnings stretch beyond rent (say dividends from a local company) you’ll deal with non resident income tax on that too. Again, that same 19% flat rate applies to most passive income streams. But you must file a Form 210 quarterly if you earn anything in Spain outside wage income. 

Even minimal yield from Spanish investments or a summer-long rental calls for this form, so set aside a moment each quarter to pay tax and file online.

Other Common Tax Implications

Beyond some of the bigger categories we’ve already touched on, there are a handful of other smaller charges worth considering. 

For example, a stamp duty can apply to mortgage deeds, while some communities tax second-home vacancy. 

And if you plan on renovating, an IVA (value-added tax) may attach to contractor invoices. Then you’ve got wealth tax and inheritance duties to think about if your estate plans include passing the place to your heirs. 

Working with the Spanish Tax Authorities

If you’re used to using local online portals or you don’t even speak Spanish, you’re probably going to struggle a bit when you need to interact with Spanish tax authorities. 

So that’s why most expats appoint a gestor or tax lawyer to:

• File returns
• Secure certificates
• Negotiate payment plans
• Handle the bureaucracy
• Translate notices
• Ensure deadlines aren’t missed

From simple IBI payments to sorting out the whole new property tax proposal, you definitely want a local contact in your corner at this stage.

The Big Picture for Australian Buyers

In essence, you’ve got to think of buying this property not only as a lifestyle investment but as a financial commitment that comes with ongoing costs. Each step – from purchasing property to selling property years later – has a range of tax liabilities that you need to think about. 

So planning for annual taxes and understanding your status for non resident income tax, even just keeping tabs on Spanish tax rules, is something that makes the whole process less overwhelming. 

How Upscore Can Help 

Ready to make your next move with confidence? Sign up for Upscore’s Finance Passport today and get personalized guidance on mortgages across multiple countries – completely free. 

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