The bank won't give you a mortgage
or you can't find a rental

You choose the property you like, put down 5% of the price and an institutional investor buys it for you. You move in paying market-rate rent, and up to 30% of that rent is deducted directly from the purchase price when you exercise your option. You have a minimum of 3 years and up to 7 years to exercise your right to buy. During that time we support you through the savings process and, when you are ready, we help you secure a mortgage.

Everything is signed before a notary and registered at the Property Registry. The institutional investor is a recognised and trusted entity whose ownership is recorded. eXp is a real office with licensed agents: you can visit us, call us or verify our licence. The entire model operates within the Spanish legal framework.

Evaluating your case is free. The initial 5% you contribute is your payment towards the deposit contract and is fully deducted from the purchase price: it is not a commission, it is part of the price. eXp management fees only apply if the deal closes, never before.

You need three things: (1) minimum savings of 5% of the property price, which you contribute upfront; (2) minimum declarable household income of 2.500€/month net (combined for all applicants); (3) financial stability and the ability to contribute an additional 2% of the price each year. No Spanish payslip or minimum employment history required.

Resale apartments, penthouses and duplexes between 150.000€ and 400.000€ in Madrid, Valencia, Alicante and Málaga. Detached houses, ground floors, converted commercial premises, 3rd and 4th floors without a lift, social housing (VPO) and new builds are excluded.

Rent is set at market rate based on the location and features of the property. Throughout the 7-year contract there are no disproportionate increases: it is reviewed annually according to CPI, no surprises. Remember that 30% of what you pay goes towards the future purchase of the flat.

The future purchase price is calculated from the current price of the property with an annual revaluation fixed in the deposit contract, below 4%. Since the Spanish property market is rising at higher rates, in practice you buy at a lower price than the future market value. Fully transparent, no surprises.

We build a savings pot with you made up of: (1) the initial 5% you pay at signing, (2) 30% of the monthly rent allocated to the purchase, and (3) a 2% of the price you contribute annually. The goal is that within a maximum of 7 years you have saved the capital needed for a bank to grant you a mortgage.

Your purchase option is registered at the Property Registry, so your right survives any change of ownership of the property. Whoever owns it at that moment is obliged to honour your purchase right under the conditions signed. It is real legal protection, not a promise.

The institutional investor covers property tax (IBI) and community fees. You only pay monthly rent and utilities (electricity, water, gas), as in any rental contract. You are responsible for maintenance and small running costs of the property, as if the home were already yours.

You pay them when you exercise the purchase, not when you move in. In the Valencia region, the transfer tax (ITP) on resale homes is 10% of the price, plus notary, registry and legal fees (approx. 1–2% more). That's precisely the advantage of Rent2Buy: during the rental years, 30% of your rent plus your 2% annual contribution accumulate in a savings pot designed to cover the mortgage, transfer tax and closing costs. By the time you're ready to buy, you'll already have the savings in place.

Yes. You can paint and decorate to your taste from day one, and bring your pet with you. Major renovations are also possible, but require prior approval from the institutional investor. In practical terms you have almost the same rights as if the home were already yours.

From the third year of renting until the very last day of the seventh year. You can exercise it at any point within that window: you just need to notify us with enough notice to prepare the paperwork. When you have the necessary savings, we help you secure a mortgage and formalise the purchase.

We agree on a move-out date and unwind the contracts. Under normal circumstances you lose the initial 5% deposit, but 100% of any additional contributions above that 5% are refunded. In addition, there is the Flexibility Guarantee, designed for specific exceptional circumstances.

It is an exclusive benefit designed to protect you in specific cases: mandatory job relocation, prolonged unemployment or serious disability. If one of these situations occurs and you decide not to exercise your purchase right, you can recover up to 50% of the initial deposit paid as earnest money. It applies after the first three years of contract, provided you meet your obligations and act in good faith.

If you stop making payments, the rental and deposit contracts are terminated. You lose the initial 5% deposit. We refund the remaining additional contributions towards the purchase, deducting what is needed to cover unpaid rent until the property is vacated and any repairs or damages.

Because you're going to live in that property for 3 to 7 years with the intention of buying it, we recommend running any candidate through our PropertyScore tool: it analyses the condition, location, expected appreciation and any legal red flags in a single score from 0 to 100. If the property doesn't score well, we tell you before signing anything. It's free for cases we evaluate through Rent2Buy.