Often the first step to getting a loan is a valuation of the property you want to buy. Mortgage valuations in Spain are carried out by qualified professionals with the aim of ascertaining the real value of the property. But what do they involve and how much should you expect to pay? In this guide, we provide all the answers.
Signed your mortgage before June 2019? In many cases, valuation costs and other set-up expenses may be reclaimable (depending on the deed and invoices). Start here: Claiming your mortgage expenses in Spain (July 2025). For the full 2026 recovery overview (IRPH, floor clause, fees), see: Spanish Mortgage Claims (2026).
Key takeaway: Valuations affect both lending decisions and costs. For older mortgages, whether valuation fees can be reclaimed depends mainly on the deed wording and invoices.
2025 update: From 12 August 2025, valuations must include a valid Energy Performance Certificate (CEE) in the appraisal process — details here: Don’t sign arras without the Energy Certificate (CEE).
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Want the full mortgage map? Go back to the hub here: Mortgage Claims in Spain (Hub).
What is a mortgage valuation?
Let’s start with the basics and define exactly what a mortgage valuation is. It’s a report that details the real value of the property you want to get a loan for.
In Spain, mortgage valuations form the first step of the application process. The value assigned to the property is the base of the guarantee for the mortgage loan.
Did you know? Valuations are also useful when a property has more than one owner and is being sold or transferred because of divorce or inheritance, for example.
Who can carry out a mortgage valuation in Spain?
Only professionals who work for companies recognised by the Bank of Spain are permitted to carry out valuations. These professionals are usually qualified engineers or architects. They must also be officially registered as valuers.
What does a valuation involve?
The valuer usually takes measurements and photos of all inside and outside spaces at the property. The process also takes the state and age of the property into account and its location. A valuation must also include comparisons with other similar properties in the area.
Why is it important to ascertain the real value of a property?
A bank needs to know the value of a property because the loan will be based on it. Banks rarely lend more than 80% of a property’s value (less if you’re a non-resident in Spain) and a valuation will determine the amount you will get as a mortgage and how much you’ll need to find for the deposit.
For example, if a property is valued at €200,000, the bank will approve a maximum loan of €160,000, meaning you have to pay at least the remaining 20% of the price (€40,000 if the bank lends you 80%).
Did you know? We have a free guide to buying property in Spain. Download yours here.
How much does a valuation cost?
The final cost depends on the size of the property – the larger it is, the more expensive the valuation will be. Expect to pay at least €300 for a small property (e.g. a 2-bedroom apartment) and from €600 for a larger home.
How long is a valuation valid for?
A valuation by a qualified and registered valuer is valid for up to six months after it was carried out. If a longer period passes before you buy the property, you will need a new valuation.
Did you know? If your bank charged you valuation costs as part of your mortgage set-up, you may still be able to recover them in many cases. Start with our updated guide here: Spanish Mortgage Claims (2026) — recovery of abusive mortgage clauses in Spain.
Who should pay for a mortgage valuation?
According to Spanish law, the client (i.e. buyer of the property) is obliged to pay for the valuation, not the bank. Under recent legislation, this is the only cost that the client must pay. All the other costs related to the loan such as notary and land registry fees for the mortgage deed must be met by the bank.
What next?
If you’d like advice about the legal aspects of mortgages in Spain or need assistance with buying property, get in touch with our expert team now.
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Disclaimer: This information is provided for general guidance purposes only and does not constitute personalised tax or legal advice. Each case must be assessed individually according to the client’s specific circumstances. It is essential to consult a qualified specialist before taking any action or making any decision.
Legal Notice: The content on this page is provided for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. No action should be taken based solely on this content without first seeking independent professional legal counsel. Each case requires individual assessment based on its specific circumstances. CostaLuz Lawyers accepts no liability for actions taken or not taken based on this content.
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Related guide: our guide to mortgages in Spain for non-residents.
This content has been prepared with the assistance of artificial intelligence and reviewed by María Luisa de Castro, a lawyer specialising in Real Estate Law and founder of CostaLuz Lawyers.
The information provided is general and indicative in nature. It should not be used as the sole basis for making professional, legal or investment decisions, and CostaLuz Lawyers assumes no responsibility for decisions taken solely on the basis of this content.
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