How much savings you need to buy: the 80% rule and what the Bank of Spain says
Banks usually lend up to 80%. Bank of Spain data, a €300,000 example in Madrid and why costs change your calculation.
1 min read
Data and events refer to: June 2026.
In Spain, banks usually lend up to 80% of the value of a main home. You provide the rest and the costs.
An example
A second-hand home in Madrid for €300,000:
- 20% deposit: €60,000.
- 6% transfer tax: €18,000.
- Notary, registry, administration and valuation: a few thousand more.
In total, you need about €80,000 in savings before you start furnishing.
What the data says
According to Bank of Spain data reported in the press, mortgages above 80% reached 11.2% in 2025, against 7.7% the previous year. In early 2026 they fell to about 10.5%, with an average financed share of 64.2%. In other words, many buyers put in more than the minimum. The supervisor is also studying tools that could limit lending, indebtedness or term in future.
The other question: the payment
As a guide, all your debts together should not exceed 30-35% of net income. It is a reference, not a right: each bank looks at job stability and other commitments.
Value and valuation
The bank calculates the percentage on the lower of price and valuation. If the valuation is lower, you pay the difference.
Before you search
Ask for a simulation with payment, APR and estimated costs. You will know your real budget and search with more confidence.
