Buying in Valencia with a Spanish mortgage

The short answer

Valencia combines a large, liquid city market with beaches inside the city limits, which is why it attracts buyers from across Europe and beyond. For a buyer financing with a Spanish mortgage, three figures shape the budget: the price per square metre, the deposit, because lenders typically finance 60–70% for non-residents, and the Valencian transfer tax, which changed on 1 June 2026.

The general transfer tax on resale homes is now 9%. Above €1,000,000, it is 11% on the whole value. On a €450,000 flat with 70% financing, the cash you bring is about €182,250.

What money buys in Valencia

Valencia city stood at €3,469 per m² in August 2026, according to idealista, 6.1% more than a year earlier and just below the July figure. At that average:

An average hides a lot. A renovated flat in the old town, a new apartment near the City of Arts and Sciences and a beachside home can sit far apart per square metre. Towns along the coast, such as Gandia, Cullera or Sagunto, follow their own markets. The lender values the specific property, and the mortgage is based on the lower of price and valuation. Our areas guide compares prices and taxes along the whole coast.

Valencian purchase taxes since 1 June 2026

The Valencian Government’s 2026 tax changes set these general rates:

The 11% rate is not a band. Once the value crosses the threshold, it applies to the entire amount:

€20,000 more in price means €22,200 more in tax. If you are negotiating near that figure, ask our partner lawyer to check the taxable value before you agree a price.

On a €450,000 resale home, the Valencian tax is €40,500. The same price would pay €45,000 in Catalonia, at the first band of 10%, and €31,500 in Andalusia, at a flat 7%. Reduced rates exist for specific buyers, but they are generally linked to a main residence, so a second home does not normally qualify.

A worked example: €450,000 resale, non-resident buyer

Plan the 60% column until a lender has assessed your case and the valuation is known. If the valuation comes in at €430,000, 70% gives a €301,000 loan, and you fund €149,000 of the price instead of €135,000.

Under Law 5/2019, the lender pays the notary fees for the mortgage deed, its registration and the agency that processes it; you pay the valuation. Try your own figures in the purchase costs calculator and set it to the Valencian Community.

Resale or new build?

Valencia has new developments as well as a large stock of older flats. The tax is higher on a new build, and the cash arrives in a different order:

With a new build, the lender values the finished property close to handover. Staged payments usually come from your own funds, and the mortgage offer can only be final once the valuation is done. Our guide to buying off-plan in Spain covers the timing.

With an older flat, budget separately for any renovation. A lender finances the purchase price, not the works you plan afterwards, unless a specific product covers them.

The plusvalía and the 3% withholding

Two items matter when the seller is not resident in Spain.

The municipal plusvalía. This local tax on the increase in land value is normally paid by the seller, under article 106 of the Local Finance Act. When the seller is an individual not resident in Spain, the law makes the buyer the substitute taxpayer. In practice, the amount is estimated and withheld from the price at completion.

The 3% withholding. When the seller is a non-resident without a permanent establishment in Spain, the buyer must withhold 3% of the price and pay it to the Spanish Tax Agency on form 211 within one month, under article 25.2 of the Non-Resident Income Tax Act. On €450,000, that is €13,500. If it is not paid, the property itself remains liable for it.

Neither is an extra cost for you, because both come out of what the seller receives. But if they are missed, the buyer can be held responsible. Our partner lawyer confirms the seller’s status and the amounts before signing.

What lenders look at in a Valencia purchase

The city matters less than the file. A Spanish lender assessing a non-resident looks at:

• stable net income and its currency, with tax returns from your country of residence;
• existing debts, including the mortgage on your main home;
• the cash for the deposit and costs, and where it comes from;
• the use of the property: a second home is assessed on your income, and expected holiday-rental income rarely counts in full;
• the term, which can be shorter for non-residents and depends on your age at the end of the loan.

If you plan to let the flat to tourists, check the municipal and regional rules with our partner lawyer before you buy, and do not count on that income to make the numbers work. Our guide to second-home mortgages explains why lenders are more conservative with holiday homes.

Timing

A typical resale purchase follows three steps: a reservation, a deposit contract, commonly around 10% of the price, and completion at the notary, where the mortgage is signed the same day.

Law 5/2019 gives you at least ten calendar days with the mortgage documents before you are bound, and requires a visit to the notary in that period for an explanation of the terms. Agree the completion date only once the financing timetable is clear, and have your lawyer review any financing condition in the deposit contract. If you cannot travel, our guide to buying with a power of attorney explains the options.

How RCG coordinates it

RCG Finance is a real-estate credit intermediary registered with the Bank of Spain under number E760. Our office is in Salou, and we work with non-resident buyers along the whole coast, including Valencia. Our team attends the notary signing in person.

We prepare the mortgage file once and present it to the lenders that finance non-residents. Around it we coordinate:

• our partner lawyer, for the NIE, the Spanish bank account, a power of attorney if you cannot travel, the plusvalía and withholding checks, and the review of the contracts;
• a currency exchange partner, to convert and send the deposit and costs in euros, and provide transfer confirmations that form part of the payment trail the lender and notary ask for.

We do not give legal or tax advice. Your lawyer or tax adviser will confirm any point specific to your situation.

What to do next

Start with the purchase costs calculator and set it to the Valencian Community. Then gather your documents with the non-resident mortgage checklist; if you do not yet have an NIE, our NIE and bank account guide sets out the steps.

If you are comparing Valencia with other parts of the coast, the areas guide sets out prices and taxes side by side, and our Alicante guide covers the Costa Blanca. When the numbers work, our non-resident mortgage service puts the file in front of the right lenders.