For buyers coming from Germany, Austria & Switzerland

Buying in Spain from the DACH region, without the friction.

A German Einkommensteuerbescheid, a Swiss Steuererklärung or an Austrian Lohnzettel are not the documents a bank in Spain processes every day. If you are buying from Germany, Austria or Switzerland, the case needs to be structured in the format a Spanish underwriter can assess — not guessed at.

How this actually works

You are used to thorough systems. Spain has its own.

In Germany, Austria and Switzerland, the mortgage process is deeply embedded in local tax, notary and land registry systems. Spain has its own equivalents — and they work differently. A Grundbuch is not a Registro de la Propiedad, a Notar works under different rules, and the bank's credit assessment follows its own logic. We bridge the gap so you know exactly what to expect.

What is different for you

Four things that catch DACH buyers out.

GmbH & business income

A Geschäftsführer-Gehalt from your GmbH needs context a Spanish bank does not have.

If you are a Geschäftsführer drawing salary and dividends from a GmbH, or a Gesellschafter with profit distributions, a Spanish bank does not automatically understand the structure. We present your role, the company's financials, your personal drawings and the relationship between entity and individual — so the bank assesses the person, not just the paperwork.

Who this is for

GmbH Geschäftsführer with salary plus profit distribution
Gesellschafter with dividend or Gewinnentnahme income
Holding structures (GmbH & Co. KG, UG)
Self-employed professionals (Freiberufler) with variable income

Swiss franc exposure

CHF income means currency risk — and Swiss banks do not lend for Spanish property.

If you earn in Swiss francs, your mortgage payment in euros is subject to CHF/EUR exchange rate movements. Swiss banks rarely finance property purchases in Spain, so the mortgage will come from a Spanish bank that applies its own discount to your CHF income. We know which banks are pragmatic about Swiss income and how to present the currency exposure clearly.

Who this is for

Swiss residents earning in CHF
Cross-border workers (Grenzgänger) with CHF income
Swiss-German dual nationals splitting life between both countries
Buyers who have been told Swiss banks do not finance in Spain

Tax position

Non-resident property tax in Spain works differently from what you know.

Germany, Austria and Switzerland all have double taxation agreements with Spain, but the details differ. As a non-resident owner, you face IRNR (imputed rental income tax), potential wealth tax, and capital gains tax on sale. If you plan to rent, VAT and withholding rules apply. We make sure the mortgage file and your tax position are consistent — and flag where you need specialist tax advice.

Who this is for

Buyers keeping tax residency in Germany, Austria or Switzerland
Buyers planning to relocate and change fiscal residency
Buyers purchasing as an investment with rental income
Retirees splitting time between Spain and the DACH region

Process expectations

The Spanish process is not the German or Swiss one — and that is not a problem if you know what to expect.

In Germany, the process from notarial Kaufvertrag to Grundbucheintrag is structured and predictable. In Spain, the sequence — reservation, arras, escritura, registro — follows its own logic, with different timelines, different legal instruments and different points where the bank gets involved. We walk you through each step so nothing catches you off guard.

Who this is for

First-time international buyers used to the German or Swiss property system
Buyers who want to understand the full Spanish buying timeline
Buyers unsure when the bank is involved in the Spanish process
Anyone comparing the Notar/Grundbuch system with Spain's notario/registro

Mediterranean villa terrace overlooking the coast

Where this is all going

Gründlichkeit trifft Mittelmeer — thoroughness meets the Mediterranean.

Regulated by the Bank of Spain · ICI E156

Dream Nest Consultants S.L. · CIF B19728146 · C/ Federico García Lorca, 9, 12530 Burriana, Castellón, España. See our legal notice, privacy policy and whistleblowing channel.

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