Getting finance against a Spanish property starts with one decisive figure: the valuation. Whether you’re pursuing a secured loan, equity release, refinance, or bridge facility, the appraisal sets your borrowing ceiling, influences pricing, and can make or break timelines. Here’s how valuations work in Spain, what lenders look for, and how to prepare so you maximise your approved loan amount.

What a Spanish Property Valuation Is

A valuation (tasación) is a formal report produced by an approved appraisal firm to determine lending value. For bank-style lending this is typically a Banco de España–approved sociedad de tasación; some private and international lenders also accept RICS-compliant reports. Lenders rely on this report—not asking prices or online estimates—to size and price your facility.

How Valuation Controls Your Loan Amount

Loan-to-Value (LTV) compares the requested loan to the appraised value. Lower LTV usually means easier approvals and better terms. Many secured and bridge lenders in Spain operate in indicative LTV bands around 40–60% depending on asset and profile. If valuation lands lower than expected, the maximum loan shrinks accordingly, or the structure needs adjusting.

Market Value vs Lending Value

Market value reflects what a well-informed buyer would pay today given condition, comparables and location. Lending value is a prudent figure the valuer assigns for collateral purposes and can be more conservative. Your borrowing capacity is determined by the lending value in the report.

The Valuation Process Step by Step

1. Instruction
   The lender or your broker orders the tasación with the appropriate firm and scope (BdE or RICS).
2. Document pack
   Escritura (title deed), recent nota simple, Catastro reference, IBI receipt, community fee receipts, floor plans, licences for past works, certificate of occupancy if applicable.
3. Site inspection
   The valuer measures, photographs and reviews condition, distribution, finishes, orientation, services and any apparent planning issues.
4. Methodology
   Residential assets mainly use comparables; income assets may include income capitalisation; single-family homes can include a cost approach. The report concludes with a supported lending value and any caveats.
5. Validity
   Most reports are valid for a limited period (often up to six months). If your completion slips beyond that, expect a refresh or re-valuation.

What Most Influences Your Appraisal

Location and micro-location, size and layout, building quality and community services, condition and recent refurbishments, legal status and licensing, parking/storage/terrace, energy efficiency, and documentation clarity. Legalised works and aligned Registry–Catastro–reality usually translate into stronger values and fewer lender queries.

Timelines and Typical Costs

Delivery ranges from a few business days to two weeks depending on property type and location. Rural fincas, mixed-use or complex assets can take longer and cost more. Order early enough to protect your notary date but late enough that key value-adding works are finished.

Preparing to Maximise Value

Declutter and fix visible defects before inspection. Compile a complete, consistent document pack. Legalise past works or prepare proof of compliance. Provide invoices, warranties and before/after photos for recent upgrades. Ensure easy access and clear scheduling so the valuer can complete in one visit.

Special Cases: Rural and Commercial

Rustic properties require extra scrutiny: land classification, permitted use, access and services, legal status of outbuildings and pools. Income assets hinge on realistic NOI, leases and operating costs. Expect more conservative underwriting and tailor your structure accordingly.

If the Valuation Comes In Low

Reduce the loan size, add additional collateral, improve documentation and request a review, or pivot to a product with different appetite (e.g., bridge vs amortising, second charge). Re-sequence timing so a refreshed valuation captures completed upgrades.

How Kredit Spain Helps with Valuations

Kredit Spain coordinates the entire valuation workflow so your borrowing power isn’t capped by avoidable issues. We select the right appraisal standard for your target lender, pre-screen documents, brief valuers on value drivers, align Catastro and Registry with reality, schedule inspections quickly, and restructure the deal if the number lands short. The result: faster credit decisions, cleaner approvals, and a loan sized to the true strength of your asset.

Bottom Line

In Spain, your appraisal is the foundation of any property-backed facility. Treat it as a project: prepare the home, perfect the paperwork, time the inspection, and choose the right appraisal standard. Do this well and you protect timelines, improve pricing, and maximise the loan you can draw. Kredit Spain can manage this end to end and align the valuation with the optimal financing structure for your goals.