Mortgages in Spain in 2026: rates, requirements, and bank offers

• Who this article is for: property buyers in Spain and borrowers with fixed, mixed or variable mortgage rates.
• Requirements: banks assess income, debt burden, borrower age, down payment amount and willingness to link additional financial products.
• Stages: choosing a property, preliminary document check, selecting a bank, assessing the terms, submitting the application, approval, notarial transaction.
• Timeframes: in practice, arranging a mortgage may take from several weeks to several months, depending on the bank and the client’s profile.
• Cost in 2026: the article lists bank rates for fixed, mixed and variable mortgages, as well as fees and early repayment terms.
• Risks: Euribor growth, revision of monthly payments for variable-rate mortgages, higher bank margins and dependence of preferential terms on additional products.

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Last updated: 08.05.2026

The mortgage lending market in Spain is undergoing changes once again. The Euríbor indicator continues to rise amid the escalating conflict in the Middle East. At the end of March, it reached 2.565% – the highest average monthly value since October 2024. In addition, this figure is 0.344% higher than in February (2.221%) and 0.167% higher than in March 2025 (2.398%).

Euríbor reacts very sensitively to any uncertainty factors, especially geopolitical risks and expectations regarding the monetary policy of the European Central Bank (ECB). Sharp jumps are not typical for this indicator, and when they occur, they always cause concern among market experts and borrowers. Especially among those who have a mortgage loan with a variable interest rate.

Since March 2026, Spanish banks have been raising mortgage rates. Moreover, the increase affects all types of rates: fixed, mixed and variable. After the price war and tough competition that led to cheaper mortgages in Spain from 2024 to early 2025, we are now seeing the opposite situation.

Fixed-rate mortgages in Spain

If Spanish banks started 2025 with noticeable reductions in fixed mortgage rates, by the middle of last year this trend had already changed: the ECB paused its rate cuts, and some banks immediately reacted by raising their own rates. Against the backdrop of the conflict in Iran, which began in February 2026, this dynamic only intensified.

The list of leading banks that changed their fixed rate between March and April 2026 is provided below. These are the minimum possible rates, offered only to clients who fully meet the conditions: receiving salary or pension or another type of income into their bank account, linking tax and utility payments to the account, taking out home and life insurance, opening private pension plans, using credit cards, etc.

Each bank has its own list of additional financial products, the purchase of which allows the borrower to qualify for the minimum mortgage rate. Less compliant clients will be able to arrange a mortgage at higher rates. Banks are prohibited from forcing their own services and products on clients, so they use the carrot method – rewarding loyal borrowers by lowering the mortgage interest rate.

Dynamics of fixed mortgage rates in Spain:

• April 2026. Unicaja Bank raised its rate from 2.80% to 2.90%.
• April 2026. Banco Santander raised its rate from 2.81% to 2.96% for mortgages with a term of up to 30 years.
• April 2026. ABANCA raised its rate from 2.70% to 2.85% for mortgages with a term of up to 30 years.
• March 2026. BBVA raised its rate from 2.60% to 2.75% for mortgages with a term of up to 15 years and from 2.70% to 2.85% for mortgages with a term of up to 30 years.
• March 2026. ING raised the rate on its Naranja mortgage from 3.70% to 3.75%.
• March 2026. Openbank raised rates from 2.36% to 2.80% for mortgages with a term of up to 15 years, from 2.39% to 2.83% for mortgages with a term of up to 20 years, from 2.42% to 2.86% for mortgages with a term of up to 25 years and from 2.46% to 2.90% for mortgages with a term of up to 30 years.

Mixed-rate mortgages in Spain

Mixed-rate mortgages, which offer a fixed interest rate for the first three, five, ten or fifteen years and then switch to a variable rate, are gaining popularity again amid rising Euríbor and more expensive fixed-rate offers. In fact, some banks have already improved the conditions for such products:

• April 2026. ABANCA reduced the rate on the Mari Carmen Mixta mortgage: the fixed rate from 2.65% to 2.15% for the first 5 years, and for the remaining term – from Euríbor + 0.70% to Euríbor + 0.60%.
• March 2026. Banco Santander raised the fixed rate from 2.19% to 2.34% for the first 5 years.
• March 2026. Cajamar raised the rate on the HipotecON Mixto mortgage from 1.90% to 2.15% for the first 5 years.
• March 2026. ING raised rates on the Naranja Mixta mortgage across all periods:
  • from 2.35% for the first 5 years and Euríbor + 0.79% thereafter to 2.40% and Euríbor + 0.89%;
  • from 2.85% for the first 10 years and Euríbor + 0.94% thereafter to 2.90% and Euríbor + 0.99%;
  • from 3.30% for the first 15 years and Euríbor + 1.19% thereafter to 3.35% and Euríbor + 1.24%;
  • from 3.45% for the first 20 years and Euríbor + 1.19% thereafter to 3.50% and Euríbor + 1.24%.
• March 2026. Unicaja Bank reduced its rate from 2.85% for the first 10 years and Euríbor + 0.95% thereafter to 2.75% and Euríbor + 0.85%.
• March 2026. Openbank raised the rate on the Open Mixta mortgage during the fixed period from 2.36% to 2.80% for 5 years.

Variable-rate mortgages in Spain

When we talk about an increase or decrease in a variable mortgage rate, two different situations are possible:

• Changes in conditions for new borrowers.
• Revision of monthly payments for those who are already repaying a mortgage with a variable interest rate linked to Euríbor.

Let us start with the first situation. The current trend for variable-rate mortgages is an increase in the bank margin (the surcharge added to Euríbor):

• March 2026. ING raised the rate on the Naranja Variable mortgage: from Euríbor + 0.65% to Euríbor + 0.80%.
• February 2026. Banco Mediolanum introduced a 1% opening fee for the Freedom mortgage.
• February 2026. Banco Cooperativo raised the rate on the “Te lo Mereces Ahora” mortgage from Euríbor + 0.60% to Euríbor + 0.75%.

But there is another important aspect to consider when assessing the dynamics of the mortgage market: the increase in monthly payments for those who have already taken out a mortgage with a variable interest rate. Euríbor has been rising in recent months, so borrowers are already beginning to feel an increase in their monthly payments, as mortgage quotas are recalculated every 6 or 12 months. Each bank’s website has a calculator that can be used to independently calculate the change in the payment.

The best bank mortgage offers in Spain in 2026

Kutxabank offers the most favorable variable-rate mortgage:

• Preferential terms: Euribor + bank margin from 0.49%
• General terms: Euribor + bank margin from 1.49%

How to obtain preferential terms: link your salary to the account (-0.40%), arrange and use a bank card (-0.10%), take out home, life and car insurance (-0.10% for each), open an investment portfolio and a private pension plan (-0.10% for each).

General terms:

• Recalculation: every 12 months.
• Loan opening fee: 0%
• Partial or full early repayment: 0.15% during the first 5 years on the repaid amount, thereafter – 0%.
• Maximum loan amount: 80% of the higher of the two amounts: purchase price or appraised value.
• Maximum borrower age at the end of the loan term: 75 years

Banco Sabadell offers good conditions for mixed-rate mortgages in April 2026:

• Preferential terms: fixed rate of 1.8% for the first 3 years, then Euribor + margin of 0.70%, or fixed rate of 2.10% for the first 5 years, then Euribor + margin of 1.00%, or fixed rate of 2.45% for the first 7 years, then Euribor + margin of 1.30%.
• General terms: fixed rate of 2.7% for the first 3 years, then Euribor + margin of 1.60%, or fixed rate of 3.00% for the first 5 years, then Euribor + margin of 1.90%, or fixed rate of 3.35% for the first 7 years, then Euribor + margin of 2.20%.

At Banco Sabadell, it is possible to reduce the mortgage interest rate, i.e. obtain preferential terms, by connecting one or more additional financial services, namely: crediting salary to an account at the bank, taking out life insurance, home insurance, as well as payment protection insurance at the bank (in case of illness, temporary incapacity for work, disability, etc.).

General terms:

• Loan opening fee: 0%.
• Maximum loan amount: 80% of the higher of the two amounts – purchase price or appraised value – when buying a primary residence; 80% of the higher of the two amounts – purchase price or appraised value – when buying a second home.
• Mortgage payment: no more than 35% of total income.

Finally, for a favorable fixed-rate mortgage, you should also go to Banco Sabadell (the terms correspond to those indicated above):

• Preferential terms: 2.75%
• General terms: 3.75%

Following Banco Sabadell, the banks with favorable fixed rates are:

• Openbank (a subsidiary of Banco Santander) – 2.80% and 3.30% respectively for mortgages up to 15 years, 2.83% and 3.33% respectively for mortgages from 16 to 20 years, 2.86% and 3.36% respectively for mortgages from 21 to 25 years, 2.90% and 3.40% respectively for mortgages from 26 to 30 years;
• CaixaBank – 2.80% and 3.80% respectively for mortgages up to 20 years and 2.85% and 3.85% respectively for mortgages up to 30 years.

This information does not constitute legal or tax advice. It is not a public offer.