Can I get a mortgage above 80% LTV in Spain?

Banks tell you 80% is the ceiling. It's not. It's the ceiling that's comfortable for them. Above 80%, their risk goes up and they charge you for it — but the financing exists, people get it every week. What changes is the profile you need, the banks you have to call, and the premium they extract for saying yes.

Why 80% is the baseline

Banks calculate LTV (loan-to-value) against the lower of two figures: the purchase price or the appraised value. If the appraisal comes in below what you are paying, the bank applies 80% to the lower number and you end up with less than expected. This is not accidental. It is by design. Forum users hit this regularly: "The estate agency told us it would appraise at 210,000 without a problem. The surveyor came in at 200,000 on a very generous day, which broke our plans because we wanted more than 80%."

Who actually gets above 80%

These are the variables that matter most:

Age. The clearest factor. Borrowers under 35-36 can access "hipoteca joven" products through which BBVA, ING, Abanca, and several rural savings banks reach 90-95% with no guarantor needed. Turn 36 and the doors close: "If everyone on the mortgage is under 36, banks are very flexible. The moment one person is over 36, by default you won't get more than 80%."

Civil servant status (funcionario). Several banks reserve their best terms for the profile that costs them the least risk. ING can reach 100% of appraised value for civil servants. CaixaBank and Bankinter also increase their maximum LTV if at least one borrower holds a permanent public post.

Income level. With net household income above 3,000-4,000/month, Bankinter offers 90% without a guarantor, and BBVA can reach 88-90%. Banks use internal tiers (VIP, Premium, standard) — the more you earn, the more they are willing to lend.

The appraisal itself. The most widely used trick in the forums: if you can get a high enough appraisal, then 80% of the appraised value covers 90% of the purchase price. Buy at 200,000 and the appraisal comes in at 225,000: 80% of the appraised value is 180,000 — which equals 90% of the purchase price. BBVA works exactly this way: they give 80% of appraisal, and if the appraisal runs 10-15% above price, that translates into 90% LTV on the purchase.

Banks that lend above 80%

Based on real experiences shared in forums (data from 2025-2026):

• BBVA: Up to 95% for under-36 borrowers; 90% if the appraisal allows (using the 80%-of-appraisal rule). Only for properties under a certain threshold in some regions.
• Ibercaja: The most frequently cited high-LTV lender in the forum. Reaches 90-95% with insurance products as conditions. Requires taking life and home insurance, sometimes on a single upfront premium.
• Abanca: 90% of purchase price with salary domiciliation, home insurance, and life insurance. Fixed rates around 2.15% fully discounted (March 2026 data).
• ING: 90% of the lower of appraisal or purchase price. Talk directly to a manager — the online simulator does not surface this option.
• CaixaBank: 90% for certain profiles, particularly civil servants. Has offered 95% in specific cases.
• Caja Rural (various): Several branches reach 90-95% with standard insurance products. Grupo Caja Rural has offered 95% of purchase price without charging the client for the appraisal.
• Bankinter: 90% for net income above 3,000/month.

Banks that typically stay at 80%: Unicaja, Kutxabank/Cajasur, CaixaBank for many profiles, Santander without a guarantor.

What above 80% costs you

Banks don't lend above 80% out of generosity. They charge for it. Three ways:

1. Higher interest rate. Moving from 80% to 90% LTV adds roughly 0.3-0.5 percentage points. Going above 90% raises it further and sharply reduces the number of lenders willing to offer.
2. More or mandatory add-ons. Ibercaja, for example, requires life and home insurance as a condition for 90% — one borrower paid 8,000 upfront in single-premium insurance to access the higher LTV.
3. Product type. Several banks only offer above 80% on mixed-rate mortgages (partly fixed, partly variable), not on pure fixed-rate products. They steer you toward the product that suits them, not you.

Brokers and high-LTV deals

Standard mortgage brokers are poorly suited for above-80% operations: "For above 80%, forget brokers. You'll have to knock on every door yourself." The best high-LTV deals come from local savings banks and rural banks (cajas rurales) that large brokerage firms do not have commercial agreements with. For a standard salaried employee who needs 90%, calling Ibercaja, Abanca, and local cajas rurales directly usually beats paying an intermediary.

ICO state guarantee for young buyers

Note (March 2026): A state-backed guarantee through ICO allows eligible buyers under 35 to finance up to 100% in some cases. Eligibility criteria, participating banks, and available quotas change annually. Check directly with your bank or the ICO website, as places fill quickly and not all lenders participate.

The practical takeaway

The most repeated advice from people who have already signed: if you are tight on cash, taking 90% is worth paying a slightly higher rate. "If you think you'll be stretched at 80%, take the 90% — unexpected costs come from everywhere and having a cash buffer is essential." Notary fees, transfer tax (ITP), preliminary deposit (arras), and potential renovation costs can easily absorb the entire 10-point difference between asking for 80% or 90%.