One of the most common questions when you apply for a mortgage in Spain is how much money you need besides the deposit. Some of those costs are paid by the bank and some by the customer, and the split depends on the date when the loan was signed.
Mortgages signed after 16 June 2019
Since Law 5/2019 on real estate credit contracts came into force, the split according to the Bank of Spain is this:
| Cost | Who pays |
|---|---|
| Valuation | The customer |
| Notary (mortgage deed) | The lender |
| Land Registry | The lender |
| Agency (gestoría) | The lender |
| Stamp duty on documented legal acts (AJD) | The lender |
| Copy of the deed | The customer, if they request it |
| Arrangement fee | The customer, if it is included in the conditions |
The Bank of Spain explains that the stamp duty on documented legal acts corresponds to the lender from 10 November 2018, the date of Royal Decree-Law 17/2018, and not from Law 5/2019.
Mortgages signed before 16 June 2019
For these contracts, the case law of the Supreme Court applies:
| Cost | Who pays |
|---|---|
| Valuation | The lender |
| Notary | 50% the customer and 50% the lender |
| Registry | The lender |
| Agency (gestoría) | The lender |
| Stamp duty on documented legal acts | The customer, except for contracts after 10 November 2018 |
If your mortgage is old and you think you paid costs that were not yours to pay, you can discuss your situation with the bank or with a professional.
The costs of the purchase are separate
Besides the costs of the mortgage, buying a home involves other costs that do not depend on the loan: the taxes on the purchase, which the buyer pays, and the notary and registry fees for the sale. Their amount changes with the type of home (new or second-hand) and the region.
How much money you need to save
Usually the bank finances only a part of the value of the home, so you have to provide the deposit from your own savings, and you must add the costs that fall to you: the valuation, the taxes and notary fees of the purchase, and the arrangement fee if there is one. Do the full sums before you commit, and organise your saving with your monthly budget.
How to check it
The European Standardised Information Sheet (FEIN in Spanish) details the costs and fees of the offer. Ask each bank for one, compare the offers and review the most common mortgage mistakes. To see how the payment changes with the rate, use the mortgage calculator.
Worked example: the cash you need at the start
Suppose you buy a resale home for €250,000 and the bank finances 80% of the price. The numbers are an illustration, since taxes and fees depend on your region and your case.
| Item | Amount |
|---|---|
| Purchase price | €250,000 |
| Bank finances 80% | €200,000 |
| Your deposit (20%) | €50,000 |
| Transfer tax (ITP) at the 6% state default rate | €15,000 |
| Cash needed before other costs | about €65,000 |
On top of that come the valuation, which you pay, any arrangement fee, the copy of the deed if you ask for it and the costs of the purchase deed. The tax rate can be higher or lower depending on the region, so check it before you set your budget.
Before you sign: a short checklist
- Ask for the FEIN and compare the costs with this guide.
- Check who pays each cost and whether the bank has included any it should bear.
- Ask about the arrangement fee and whether it can be negotiated.
- Keep a reserve for moving, furniture and repairs. See the emergency fund guide.
- Read the common mortgage mistakes.
Costs that come after the purchase
The one-off costs are not the whole story. Owning a home also brings recurring expenses that your budget should include from day one:
- Property tax. A local tax on real estate, paid to the town hall each year.
- Community fees, if the building has shared services such as lifts, cleaning or a garden.
- Home insurance, which the bank may require. You can compare offers, because a bank must accept equivalent alternative policies.
- Maintenance and repairs, which are easy to underestimate in the first years.
- Utilities and supplies.
A common approach is to set aside a monthly amount for repairs, in the same way as for an emergency fund. See the emergency fund guide.
Frequently asked questions
Who pays the valuation?
For mortgages signed after 16 June 2019, the customer. For older contracts, the lender, under Supreme Court case law.
Where can I see my exact costs?
In the FEIN that the bank must give you before signing. Compare it with the final deed.
Do non-residents pay the same costs?
The split of mortgage costs set out above is the same. Non-resident buyers should also check the taxes on the purchase and any extra requirements such as a Spanish tax number (NIE), which the bank or a professional can explain.
Sources
This article is for information and education only. It is not personalised financial, tax or legal advice: for an important decision, consult a qualified professional. Last reviewed: October 2026.