Change in the pattern of home buying in Spain
The Spanish real estate market is undergoing a major transformation: more and more citizens are buying homes themselves. According to iAhorro data, the proportion of mortgages with one owner increased between 2022 and 2025 from 37.5% to 45.03%. This growth of more than seven points reflects a new structural behavior, driven by financial independence and job stability for a part of the population.
This trend is occurring in the context of home prices rising to historic highs and with salaries growing at a lower rate. Despite this, some people with moderate to high income, professional stability and relevant savings can access the purchase without the support of a second owner. The average age of this group, according to available data, is 38 years, a permanent contract, a working seniority of more than seven years, a net salary of approximately €3,060, and average savings of approximately €87,000.
The type of house they are looking for also provides basic information: Apartments of 50-60 square meters in urban areas, especially central areas. The average purchase price is approximately 234,000 euros, a figure proportional to the level of solvency of the analyzed file. The compact housing concept, which is in line with Spanish regulations requiring a minimum of 36 and 40 square meters of useful space, responds to criteria of efficiency and accessibility.
Risk analysis carried out by banks
Although these buyers make strong statements, financial institutions do not consider them equivalent to those applying for a mortgage as a couple. The reason lies in the internal evaluation criterion: the risk of non-payment. For banks, a single owner means less diversification of income, so the entity may require greater collateral or limit the amount financed.
The expression used in the financial sector to describe the difference in treatment regarding mortgages with two owners plays a role in this process. This circumstance, known as “rate one”does not mean an increase in the cost of the loan, but it includes more filters and more stringent analysis.
The practical consequences are clear. Most entities specify that the mortgage payment should not exceed 30-35% of the applicant’s monthly income. In the case of the individual owner, this calculation reduces purchasing power and forces people to look for smaller homes or homes further from the centre, which contradicts the current preferences of individual buyers.
How does the “single rate” affect the mortgage process?
Although it is not a legal or regulated concept, the “unified rate” is commonly used to describe the greater wisdom of the bank in these cases. Its application involves:
- Requests to increase savings.
- More stringent requirements for job stability.
- A detailed review of the owner’s financial history.
- Determine the maximum financing percentage.
- Requesting sponsors in certain cases.
These measures are not intended to make the process more expensive, but rather to ensure its viability. Banks seek to reduce the likelihood of non-payment in the face of a negative economic scenario, where one salary may be more at risk than two.
The social impact of this new reality
The expansion of individual mortgages reflects a cultural change in Spain. Financial independence is being promoted as a priority goal for many people who want to have access to housing without relying on a partner or a shared home. This phenomenon also coincides with the demographic transition that the country is witnessing and the increase in single-person households, which already represent more than 28% according to data from the National Institute of Statistics.
This development forces financial institutions to adapt their internal policies to respond to a scenario where the personality of the individual buyer has increasing weight. Official organizations such as the Bank of Spain (general information on mortgage risks can be found on the Bank of Spain website) provide recommendations on how to evaluate personal solvency and acceptable financial obligations.
Need for adjustments in a changing market
Experts agree that individual mortgage loans will continue to grow in the coming years. However, this increase does not guarantee easier access to financing: banks will continue to apply strict standards as long as the perceived risk does not equate to the risk of a mortgage with two owners.
The challenge is to find a balance between the rise of financial independence and a mortgage system that is still governed by traditional standards. The “single rate” will not disappear in the short term, but its impact can be mitigated if new analysis methodologies based on payment behavior, real saving capacity, and occupational stability are combined.
In a market where housing prices remain tense and access becomes increasingly complex, the evolution of these policies will determine whether individual buyers are able to maintain their growing role without additional restrictions.