One of the phrases we hear most when someone wants to buy a property is:

‘I’ve been told that I can’t buy until I’ve saved up 20%.’

The reality is that this is not always the case..

Although most financial institutions usually lend up to 80% of the purchase price or valuation—whichever is lower—there are situations where it’s possible to access higher financing.

It will depend on your financial profile, the property and the risk policy of each bank.

Why do banks normally finance up to 80%?

In Spain, it is common for institutions to grant a mortgage of up to 80% of the value of a property intended as a primary residence.

This means the buyer must contribute the remaining 20%, as well as having the funds needed to cover purchase costs such as taxes, notary fees, registry or valuation.

This is not a legal obligation but a common practice by institutions to reduce the risk of the transaction.

So... is it possible to get a mortgage above 80%?

Yes, in certain cases.

Although each transaction is assessed individually, some profiles may have access to financing exceeding 80%.

Some examples are:

• People with stable income and good financial capacity.
• Civil servants or professionals with high job stability.
• Properties whose valuation is higher than the purchase price.
• Transactions backed by public guarantees, provided the requirements are met.
• Specific products that some institutions offer for certain profiles.

The final decision will always depend on the analysis carried out by the financial institution.

What happens with the ICO Guarantee?

The ICO Guarantee programme remains one of the main aids to facilitate access to first homes for young people and families with dependants who meet the established requirements.

It is important to understand that the ICO does not grant the mortgage. What it does is guarantee part of the operation so that the financial institution can consider financing above 80%, provided that it approves the viability study.

Furthermore, some requirements have recently been expanded and the guarantee line will remain available until 2027.

👉 Discover all the changes of the ICO Guarantee:

ICO Guarantee 2026: new requirements to buy your first home with up to 100% financing

Having little savings does not mean you cannot buy

One of the most common mistakes is thinking that if you have not yet saved the 20% deposit, you must automatically give up on buying a home.

The reality is that there are many variables influencing a bank’s decision and each institution applies different criteria.

Therefore, before ruling out the purchase, it is worth studying your case and knowing which mortgage options you actually have.

What does a bank analyse before granting a mortgage?

Savings are important, but not the only aspect a financial institution examines.

Among the main factors they assess are:

• Job stability.
• Monthly income.
• Debt-to-income ratio.
• Financial history.
• Property value.
• Ability to afford the mortgage payments.

In short, the bank conducts an overall risk assessment before approving an operation.

Knowing your purchasing power is the first step

A common mistake is starting to visit properties without really knowing how much you can afford.

Knowing your purchasing power from the outset will help save time, negotiate with confidence and focus only on properties that fit your budget.

You don’t have to wait to meet with a bank for this.

At Hipotea, we provide several free tools so you can make a first estimate in just a few minutes.

Calculate how much your mortgage payments would be

With our Mortgage Payment Calculator, you can find out the approximate monthly payment based on amount, term and interest rate.

👉 Calculate my mortgage payment

Find out the maximum property price you can afford

Our Maximum Price Calculator estimates the approximate property price you could afford based on your income and expenses.

👉 Calculate the maximum price of my property

Check the viability of your mortgage

If you want to know if your profile has a chance of obtaining financing before going to the bank, you can use our Mortgage Viability Calculator.

👉 Check the viability of my mortgage

Take the first step before looking for a property

The sooner you know your financing possibilities, the better decisions you can make throughout the buying process.

At Hipotea, we analyse your profile personally, compare offers between different institutions and help you find the mortgage best suited to your needs.

Start by calculating your payment, discover the maximum property price you can afford and, if you have doubts, request a personalised study.

Buying a property starts long before signing a mortgage: it begins with good planning.