Up to 50%
of the finished project value
Product · Mortgage-backed
Private mortgage loans
From €1,000,000 — Up to €150,000,000
Private mortgage lending for developers and companies — agile criteria, first-rank collateral and drawdowns against certified works.
- No credit-registry footprint (CIRBE)
- No upfront fees
- No tying obligations
- First-rank mortgages
- Financing up to 36 months
- We finance every sector
- Grace period during the construction phase
- Interest paid only on drawn capital
- Drawdowns against works certifications
- First drawdown at signing
- Up to 50% of the finished project value
Apply for your private mortgage loan
Tell us about the operation. We give you an initial feasibility response within 24–48 hours.
36 months
maximum term
1st rank
mortgage collateral
§ 01
What is a private mortgage loan
A private mortgage loan is mortgage-backed financing granted by a private investor or a specialised entity rather than a traditional bank. The lending criteria are more agile and flexible than those of a bank mortgage, which makes it a genuine alternative when the operation does not fit the bank's timelines or requirements.
It can fund virtually any project: land purchase, refurbishment, property development, asset acquisition, refinancing of an existing mortgage or business expansion. What is decisive is not the applicant's profile, but the strength of the asset and the exit plan.
§ 02
Mortgage-backed loans: how they work
A mortgage-backed loan is financing in which a real-estate asset — land, a development under way, a completed building or an income-producing property — secures the borrowed capital through a mortgage inscribed in the Land Registry. When the capital comes from private investors rather than banks, we speak of a private-capital mortgage loan: the same legal framework — public deed before a notary, independent appraisal and registry inscription — with far more agile lending criteria.
The mechanics are straightforward. The property is valued by an independent appraisal company and the maximum loan amount is calculated on that value: at Dexter, up to 50% of the finished project value, with tickets from €1,000,000 to €150,000,000 and terms of up to 36 months. The collateral is always constituted in first rank, and the drawdown schedule adapts to the project — a first drawdown at signing and successive drawdowns against works certifications, paying interest only on the capital drawn, with a grace period during the construction phase.
That mechanism makes the mortgage-backed loan the natural route for developers and companies with capital tied up in property: it converts the asset's value into liquidity without going through bank scoring, without a CIRBE footprint (the Bank of Spain's credit-exposure register) and without upfront fees. The collateral can sit over residential, commercial, hospitality, industrial or logistics assets — we finance every sector. It is also the foundation of other structures in our range — the bridge loan, the developer loan and land financing are, in essence, mortgage-backed loans adapted to a specific moment in the project cycle.
We operate across Spain, with particular activity wherever the market demands speed: Marbella, Málaga and the wider Costa del Sol account for a significant share of our residential and hospitality operations. In markets like these, where an opportunity closes in weeks, the ability to give a feasibility response within 24–48 hours and sign without bank-committee timelines makes the difference between executing the project and watching it pass by.
§ 03
How it differs from a bank mortgage
Private and bank mortgages answer different needs. The private mortgage prioritises speed, flexibility and coverage; the bank mortgage, cost over speed.
Aspecto
Response time
Bank mortgage
Weeks or months, subject to committee.
Private mortgage · Dexter
Feasibility within 24–48 hours.
Aspecto
Lending criterion
Bank mortgage
Rigid scoring; profile and CIRBE record decisive.
Private mortgage · Dexter
Focus on the asset and the exit plan. No CIRBE footprint.
Aspecto
Collateral
Bank mortgage
First rank, standard conditions.
Private mortgage · Dexter
First rank, structure tailored to the deal.
Aspecto
Drawdown
Bank mortgage
Single, against the deed.
Private mortgage · Dexter
Against works certifications, with a first drawdown at signing.
Aspecto
Interest
Bank mortgage
On the full amount disbursed.
Private mortgage · Dexter
Only on drawn capital, with grace during works.
Aspecto
Upfront costs
Bank mortgage
Arrangement and study fees.
Private mortgage · Dexter
No upfront fees and no tying obligations.
| Aspecto | Bank mortgage | Private mortgage · Dexter |
|---|---|---|
| Response time | Weeks or months, subject to committee. | Feasibility within 24–48 hours. |
| Lending criterion | Rigid scoring; profile and CIRBE record decisive. | Focus on the asset and the exit plan. No CIRBE footprint. |
| Collateral | First rank, standard conditions. | First rank, structure tailored to the deal. |
| Drawdown | Single, against the deed. | Against works certifications, with a first drawdown at signing. |
| Interest | On the full amount disbursed. | Only on drawn capital, with grace during works. |
| Upfront costs | Arrangement and study fees. | No upfront fees and no tying obligations. |
§ 04
Who it is for
Designed for property developers and companies that need solid, fast financing, with terms compatible with the market.
Property developers
Land, new build and refurbishment, at any stage of the project, with drawdowns against certifications.
Companies
Liquidity secured by a mortgage over group assets, without compromising existing bank lines.
Investors
Capital to close real-estate acquisitions at speed, before the opportunity disappears.
Deals declined by banks
Viable cases that fall outside bank scoring on timing, profile or CIRBE footprint.
§ 05
Frequently asked questions
Does the operation appear in CIRBE?
No. Our private mortgage loans leave no CIRBE footprint.
How much can I finance?
Up to 50% of the finished project value, with tickets from €1,000,000 to €150,000,000.
What is the term?
Up to 36 months, with a grace period during the construction phase and interest paid only on drawn capital.
Which sectors do you finance?
We finance every sector: residential, commercial, hospitality, industrial and logistics.
How is a bank mortgage different from a private mortgage-backed loan?
Both are formalised before a notary and inscribed in the Land Registry; the difference lies in who provides the capital and under what criterion. The bank evaluates the applicant's profile, scoring and CIRBE record. The private-capital mortgage loan evaluates the asset and the exit plan, with a feasibility response within 24–48 hours, no upfront fees and a structure tailored to the deal.
Do you grant second mortgages or second-rank loans?
No. All our operations are secured by a first-rank mortgage, without exception. If the property carries an existing charge, the operation can be structured to cancel it at the moment of signing with the loan proceeds themselves, so that our collateral is inscribed in first position. It is a common formula in refinancings and avoids having to settle the prior debt in advance.
How long does it take to sign a private mortgage-backed loan?
The initial feasibility response arrives within 24–48 hours. From there, due diligence — independent appraisal, legal review of the asset and verification of the exit plan — proceeds in parallel, so the notarial signing typically closes within weeks, not the months usual in the banking circuit. The exact timeline depends on the complexity of the asset and the documentation available.