{"id":945,"date":"2026-11-03T19:25:50","date_gmt":"2026-11-03T19:25:50","guid":{"rendered":"https:\/\/santinahomes.com\/?p=945"},"modified":"2026-11-03T19:26:50","modified_gmt":"2026-11-03T19:26:50","slug":"dacion-en-pago-or-sell-before-subasta-spain","status":"publish","type":"post","link":"https:\/\/santinahomes.com\/sv\/blog\/dacion-en-pago-or-sell-before-subasta-spain\/","title":{"rendered":"Daci\u00f3n en Pago eller S\u00e4lja F\u00f6re Subastan? Vad ett spanskt bol\u00e5n i dr\u00f6jsm\u00e5l verkligen l\u00e4mnar dig"},"content":{"rendered":"<p>Om du \u00e4r bakom p\u00e5 ett spanskt bostadsl\u00e5n har du mer tid \u00e4n bankens brev antyder och f\u00e4rre alternativ \u00e4n internet antyder. En omtvistad \u00e5terkallelse tar 10 till 18 m\u00e5nader fr\u00e5n bankens f\u00f6rsta domstolsomfattning till auktionen. <span data-no-translation>Daci&oacute;n en pago<\/span>, \u00f6verl\u00e4mna nycklarna tillbaka f\u00f6r att avbryta skulden, \u00e4r en r\u00e4ttig endast f\u00f6r ett huvudhem under t\u00e4ta inkomstgr\u00e4nser. F\u00f6r ett fritidshus p\u00e5 Costa del Sol \u00e4r det en tj\u00e4nst som banken kan eller inte kan bevilja. En privat f\u00f6rs\u00e4ljning f\u00f6re <span data-no-translation>subasta<\/span> \u00e4r vanligtvis v\u00e4gen som l\u00e4mnar dig med pengar ist\u00e4llet f\u00f6r en skuld, och det beh\u00f6ver dessa m\u00e5nader. S\u00e5 h\u00e4r j\u00e4mf\u00f6r de tre alternativen 2026.<\/p>\n<h2>Ett spanskt bostadsl\u00e5n i f\u00f6rsening, i siffror<\/h2>\n<table>\n<thead>\n<tr>\n<th>Vad<\/th>\n<th>Siffra<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>S\u00f6kningar i Spanien f\u00f6r &#8220;subasta vivienda&#8221; varje m\u00e5nad<\/td>\n<td>Cirka 1 900 (Google Ads, oktober 2026)<\/td>\n<\/tr>\n<tr>\n<td>S\u00f6kningar i Spanien f\u00f6r &#8220;daci\u00f3n en pago&#8221; varje m\u00e5nad<\/td>\n<td>Ungef\u00e4r 1 600<\/td>\n<\/tr>\n<tr>\n<td>Obestritt tv\u00e5ngsf\u00f6rs\u00e4ljning, bankans\u00f6kan till auktion<\/td>\n<td>10 till 18 m\u00e5nader<\/td>\n<\/tr>\n<tr>\n<td>Dagar f\u00f6r betalning efter domstolens betalningskrav<\/td>\n<td>10, sedan 10 dagar till f\u00f6r att l\u00e4mna in ett motf\u00f6rslag<\/td>\n<\/tr>\n<tr>\n<td>Minsta budperiod p\u00e5 Portal de Subastas del BOE<\/td>\n<td>20 dagar<\/td>\n<\/tr>\n<tr>\n<td>Budgivaravgift<\/td>\n<td>Historiskt 5 procent av v\u00e4rderingen, 20 procent enligt 2025-reformen n\u00e4r den fasas in<\/td>\n<\/tr>\n<tr>\n<td>Om ingen bjuder p\u00e5 ett huvudboende tar banken det f\u00f6r<\/td>\n<td>70 procent av auktionsv\u00e4rdet, eller 60 procent n\u00e4r skulden ligger under det<\/td>\n<\/tr>\n<tr>\n<td>Om ingen bjuder p\u00e5 ett fritidshus<\/td>\n<td>Ingen minsta gr\u00e4ns. Det kan g\u00e5 f\u00f6r mindre<\/td>\n<\/tr>\n<tr>\n<td>Inkomsttak f\u00f6r den r\u00e4ttsliga daci\u00f3n en pago<\/td>\n<td>Ungef\u00e4r tre g\u00e5nger IPREM, cirka 25 200 euro per \u00e5r 2026<\/td>\n<\/tr>\n<tr>\n<td>K\u00f6peskillingstak f\u00f6r den r\u00e4ttsliga daci\u00f3n en pago<\/td>\n<td>250 000 euro<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>Vilken situation \u00e4r din?<\/h2>\n<ul>\n<li><strong>Du bor i fastigheten och din inkomst har rasat.<\/strong> Kodexen f\u00f6r god sed enligt Real Decreto-ley 6\/2012 kan ge dig en r\u00e4ttslig r\u00e4tt till omstrukturering, sedan till en daci\u00f3n en pago, f\u00f6rutsatt att banken undertecknade kodexen, vilket n\u00e4stan alla spanska banker gjorde.<\/li>\n<li><strong>Det \u00e4r ett fritidshus, en hyresfastighet eller en \u00e4rvd fastighet som du inte bor i.<\/strong> Ingen r\u00e4ttslig r\u00e4tt till daci\u00f3n en pago. Banken best\u00e4mmer. En privat f\u00f6rs\u00e4ljning f\u00f6re auktionen \u00e4r den realistiska v\u00e4gen, och ju tidigare den startar desto mer eget kapital bevaras.<\/li>\n<li><strong>Auktionsdatumet \u00e4r redan fastst\u00e4llt.<\/strong> Det \u00e4r inte slutet. F\u00f6rs\u00e4ljningar har genomf\u00f6rts dagar f\u00f6re en auktion, och en daci\u00f3n en pago kan fortfarande beg\u00e4ras om du uppfyller villkoren. Banken f\u00f6redrar att f\u00e5 \u00e5terbetalt \u00e4n att \u00e4ga din l\u00e4genhet.<\/li>\n<li><strong>Auktionen har \u00e4gt rum och det finns en underskudd.<\/strong> Skulden f\u00f6ljer dig, \u00e4ven \u00f6ver EU-gr\u00e4nser. Den kan fortfarande f\u00f6rhandlas, och att ignorera den g\u00f6r beloppet st\u00f6rre.<\/li>\n<\/ul>\n<h2>Hur en spansk tv\u00e5ngsf\u00f6rs\u00e4ljning g\u00e5r till, steg f\u00f6r steg<\/h2>\n<p>Sedan 2019 \u00e5rs bolanelag kan banken bara kr\u00e4va in hela l\u00e5net n\u00e4r f\u00f6rfallna betalningar n\u00e5r tolv m\u00e5nadsmensualiteter eller tre procent av kapitalet under f\u00f6rsta halvan av l\u00e5nets livsl\u00e4ngd, femton mensualiteter eller sju procent under andra halvan, och bara efter en formell betalningskrav som ger dig en m\u00e5nad att betala. Regeln om tre missade betalningar som folk fortfarande citerar \u00e4r den gamla. Den l\u00e4mnar sedan in en demanda ejecutiva vid domstolen d\u00e4r fastigheten ligger. Domstolen delger dig ett betalningskrav: tio dagar f\u00f6r att betala hela det p\u00e5fordrade beloppet. Du har d\u00e5 tio dagar till f\u00f6r att protestera, p\u00e5 en kort lista \u00f6ver sk\u00e4l s\u00e5som en vilseledande klausul eller ett fel i summan. Om ingenting stoppar det listas fastigheten p\u00e5 Portal de Subastas del BOE i minst tjugo dagar f\u00f6r budgivning. Hela processen tar 10 till 18 m\u00e5nader n\u00e4r ingen bestrider det, och l\u00e4ngre n\u00e4r n\u00e5gon g\u00f6r det. En f\u00f6rs\u00e4ljning beh\u00f6ver de flesta av dessa m\u00e5nader, s\u00e5 arbetet m\u00e5ste starta n\u00e4r det f\u00f6rsta brevet anl\u00e4nder.<\/p>\n<figure class=\"wp-block-image size-large\"><img decoding=\"async\" src=\"https:\/\/santinahomes.com\/wp-content\/uploads\/2026\/10\/judge-gavel-law-book-1024x768.jpg\" alt=\"Judge&#039;s gavel resting on an open law book\" width=\"1024\" height=\"768\" loading=\"lazy\" class=\"wp-image-956\" srcset=\"https:\/\/santinahomes.com\/wp-content\/uploads\/2026\/10\/judge-gavel-law-book-1024x768.jpg 1024w, https:\/\/santinahomes.com\/wp-content\/uploads\/2026\/10\/judge-gavel-law-book-300x225.jpg 300w, https:\/\/santinahomes.com\/wp-content\/uploads\/2026\/10\/judge-gavel-law-book-768x576.jpg 768w, https:\/\/santinahomes.com\/wp-content\/uploads\/2026\/10\/judge-gavel-law-book-16x12.jpg 16w, https:\/\/santinahomes.com\/wp-content\/uploads\/2026\/10\/judge-gavel-law-book.jpg 1280w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><figcaption>En tv\u00e5ngsf\u00f6rs\u00e4ljning i Spanien l\u00f6per genom domstolarna fr\u00e5n det f\u00f6rsta kravet till auktionen. Foto: howtostartablogonline.net \/ Wikimedia Commons, CC BY 2.0<\/figcaption><\/figure>\n<h2>Vad auktionen g\u00f6r med ditt eget kapital<\/h2>\n<p>Auktioner p\u00e5 kusten \u00e4r glesa. Budgivare m\u00e5ste nu l\u00e4mna in en avgift p\u00e5 upp till 20 procent av v\u00e4rderingen enligt 2025-reformen, vilket g\u00f6r dem \u00e4nnu glesare. Om ingen bjuder p\u00e5 ditt huvudboende kan banken ta det f\u00f6r 70 procent av auktionsv\u00e4rdet, eller 60 procent n\u00e4r den totala skulden ligger under 70 procent. P\u00e5 ett fritidshus finns det ingen minsta gr\u00e4ns alls. En villa v\u00e4rderad till 600 000 euro med 350 000 euro i skuld kan \u00f6verl\u00e5tas till banken f\u00f6r l\u00e5ngt mindre \u00e4n sitt marknadsv\u00e4rde, och \u00e4garen f\u00e5r vad som \u00e4r kvar efter kostnader, vilket kan vara ingenting. Samma villa s\u00e5ld privat f\u00f6r 550 000 euro betalar banken i sin helhet och l\u00e4mnar \u00e4garen n\u00e4ra 200 000 euro. Det gapet \u00e4r hela argumentet f\u00f6r att agera tidigt.<\/p>\n<h2><span data-no-translation>Daci&oacute;n en pago<\/span>: Den r\u00e4ttsliga r\u00e4tten och dess gr\u00e4nser<\/h2>\n<p>Kodexen f\u00f6r god sed, bilagan till Real Decreto-ley 6\/2012, f\u00f6rpliktar en undertecknad bank att erbjuda en omstruktureringsplan till en g\u00e4lden\u00e4r i umbral de exclusi\u00f3n, sedan en skuldminskning, sedan, om ingetdera fungerar, att acceptera fastigheten som full uppg\u00f6relse. Villkoren \u00e4r strikta. Fastigheten m\u00e5ste vara g\u00e4lden\u00e4rens habituella hemvist. Hush\u00e5llets inkomst kan inte \u00f6verstiga ungef\u00e4r tre g\u00e5nger IPREM, cirka 25 200 euro per \u00e5r 2026. Bol\u00e5nebetalningen m\u00e5ste \u00e4ta upp mer \u00e4n h\u00e4lften av hush\u00e5llets nettoinkomst. K\u00f6peskillingen kan inte ha \u00f6verstegat 250 000 euro. Den andra, tillf\u00e4lliga kodexen fr\u00e5n 2022 f\u00f6r stigande r\u00e4ntesatser slutade ta emot ans\u00f6kningar i slutet av november 2025, utom i Valencia-\u00f6versv\u00e4mningszonerna, s\u00e5 2026 \u00e4r den permanenta kodexen den enda kvar.<\/p>\n<p>Utanf\u00f6r dessa gr\u00e4nser, och det \u00e4r n\u00e4stan varje icke-bosatt \u00e4gare p\u00e5 Costa del Sol, \u00e4r daci\u00f3n en pago en f\u00f6rhandling. N\u00e5gra banker accepterar det eftersom en tom villa i deras b\u00f6cker kostar dem pengar. N\u00e5gra v\u00e4grar eftersom fastigheten \u00e4r v\u00e4rd mindre \u00e4n skulden och de f\u00f6redrar att jaga underskuddet. Huruvida det \u00e4r v\u00e4rt att fr\u00e5ga om beror p\u00e5 siffrorna, och siffrorna \u00e4r det f\u00f6rsta vi r\u00e4knar ut.<\/p>\n<h2>Den privata f\u00f6rs\u00e4ljningen f\u00f6re <span data-no-translation>subasta<\/span><\/h2>\n<p>En f\u00f6rs\u00e4ljning beh\u00f6ver en k\u00f6pare, ett pris som banken kommer att sl\u00e4ppa bol\u00e5net f\u00f6r, och tid f\u00f6r genomf\u00f6rande, normalt fyra till \u00e5tta veckor fr\u00e5n reservation till notarie. Banken utf\u00e4rdar en cancelleringssiffra, k\u00f6parens medel rensar den hos notarien, och tv\u00e5ngsverkst\u00e4lligheten dras in. Om f\u00f6rs\u00e4ljningspriset inte t\u00e4cker hela skulden accepterar banken ofta f\u00f6rs\u00e4ljningen \u00e4nd\u00e5 och f\u00f6rhandlar om resten, eftersom en frivillig f\u00f6rs\u00e4ljning till marknadsv\u00e4rde sl\u00e5r en auktion p\u00e5 60 procent. Prisningen m\u00e5ste vara \u00e4rlig fr\u00e5n dag ett. En \u00e4gare som insisterar p\u00e5 f\u00f6rra \u00e5rets k\u00f6ppris med en auktion \u00e5tta m\u00e5nader bort \u00e4r den som slutar p\u00e5 auktionen.<\/p>\n<p><a href=\"https:\/\/santinahomes.com\/sv\/blog\/inherited-house-spain-squatters-unpaid-mortgage-cancelada\/\">I Cancelada<\/a> Vi hanterade ett radhus som var arvet, bel\u00e5nat och bebott av en icke-betalande hyresg\u00e4st och squatters samtidigt. Banken h\u00f6lls i samtal, inv\u00e5narna l\u00e4mnade i \u00f6verenskommelse, och huset s\u00e5ldes sex m\u00e5nader efter att vi tog \u00f6ver det. <a href=\"https:\/\/santinahomes.com\/sv\/blog\/cost-of-selling-property-spain-break-even\/\">Vad en f\u00f6rs\u00e4ljning kostar<\/a> p\u00e5 denna kust, inklusive den icke-bosatt retentionen, finns i v\u00e5rt break-even-inl\u00e4gg.<\/p>\n<h2>Efter att du l\u00e4mnat Spanien<\/h2>\n<p>Inom EU verkst\u00e4ller spanska banker underskudd genom EU-reglerna om gr\u00e4ns\u00f6verskridande domar. I UK och p\u00e5 andra h\u00e5ll g\u00e5r de genom de lokala domstolarna, vilket tar l\u00e4ngre tid men fungerar. Skulden l\u00f6per inte ut n\u00e4r du flyger hem, och r\u00e4ntan forts\u00e4tter att l\u00f6pa. Ett underskudd f\u00f6rhandlat medan fastigheten fortfarande \u00e4r din \u00e4r n\u00e4stan alltid mindre \u00e4n ett som jagas tv\u00e5 \u00e5r senare.<\/p>\n<h2>Var Santina passar in<\/h2>\n<p><a href=\"https:\/\/santinahomes.com\/sv\/property-solutions-costa-del-sol\/\">Santina Property Solutions<\/a> inleder samtalet med banken innan domstolen g\u00f6r det, l\u00e4gger en verklig v\u00e4rdering p\u00e5 bordet och genomf\u00f6r f\u00f6rs\u00e4ljningen <a href=\"https:\/\/santinahomes.com\/sv\/guider\/forsaljning\/\">Santina Homes<\/a> medan exekveringsklockan tickar. <a href=\"https:\/\/santinahomes.com\/sv\/property-solutions-costa-del-sol\/mortgage-problems-property-auctions-costa-del-sol\/\">V\u00e5r sida om \u00e5terst\u00e5ende bol\u00e5nebetalningar<\/a> har hela proceduren. Vi s\u00e4ljer \u00f6ver <a href=\"https:\/\/santinahomes.com\/sv\/guider\/omraden\/estepona\/\">Estepona<\/a>, <a href=\"https:\/\/santinahomes.com\/sv\/guider\/omraden\/marbella\/\">Marbella<\/a> och <a href=\"https:\/\/santinahomes.com\/sv\/guider\/omraden\/benahavis\/\">Benahav\u00eds<\/a>, och <a href=\"https:\/\/santinahomes.com\/sv\/fastigheter\/\">v\u00e5ra aktuella fastigheter<\/a> visa vad j\u00e4mf\u00f6rbara bost\u00e4der fr\u00e5gar idag. Det f\u00f6rsta samtalet \u00e4r kostnadsfritt och konfidentiellt, och om r\u00e4tt svar \u00e4r daci\u00f3n, kommer vi att s\u00e4ga det.<\/p>\n<h2>Vanliga fragor<\/h2>\n<h3>Vad \u00e4r daci\u00f3n en pago?<\/h3>\n<p>Att \u00f6verl\u00e4mna fastigheten till banken som full \u00e5terbetalning av bostadsl\u00e5nsskulden. Enligt kodexen f\u00f6r god praxis \u00e4r det en r\u00e4ttig f\u00f6r ett huvudhem n\u00e4r strikta inkomst- och prisgr\u00e4nser uppfylls. F\u00f6r n\u00e5gon annan fastighet \u00e4r det en \u00f6verenskommelse som banken kan eller inte kan acceptera.<\/p>\n<h3>Kan jag f\u00e5 daci\u00f3n en pago p\u00e5 ett fritidshus i Spanien?<\/h3>\n<p>Inte som en r\u00e4ttig. Kodexen f\u00f6r god praxis t\u00e4cker endast g\u00e4lden\u00e4rens vanliga hem. En bank kan fortfarande g\u00e5 med p\u00e5 det frivilligt, vilket h\u00e4nder n\u00e4r fastigheten \u00e4r v\u00e4rd mer f\u00f6r dem tom \u00e4n vad underskottet \u00e4r v\u00e4rt att f\u00f6rf\u00f6lja.<\/p>\n<h3>Hur l\u00e5ng tid tar en bostadsl\u00e5ne\u00e5terkallelse i Spanien?<\/h3>\n<p>Cirka 10 till 18 m\u00e5nader fr\u00e5n bankens f\u00f6rsta domstolsomfattning till auktionen n\u00e4r ingen bestrider det, l\u00e4ngre med ett mots\u00e4gelse. De f\u00f6rsta uteblivna betalningarna kommer innan den klockan ens b\u00f6rjar.<\/p>\n<h3>Kan jag s\u00e4lja min fastighet efter att auktionsdatumet har fastst\u00e4llts?<\/h3>\n<p>Ja, r\u00e4tt upp till auktionen i m\u00e5nga fall. K\u00f6parens medel rensar bostadsl\u00e5net p\u00e5 notarien och banken drar tillbaka verkst\u00e4lligheten. Det beh\u00f6vs en k\u00f6pare redo att avsluta snabbt och en bank som h\u00e5lls informerad.<\/p>\n<h3>Vad h\u00e4nder om ingen l\u00e4gger bud p\u00e5 subastan?<\/h3>\n<p>Banken kan ta fastigheten. F\u00f6r ett huvudhem s\u00e4tter lagen ett golv p\u00e5 70 procent av auktionsv\u00e4rdet, eller 60 procent n\u00e4r skulden \u00e4r l\u00e4gre \u00e4n det. F\u00f6r ett andrah\u00f6m finns det ingen golv.<\/p>\n<h3>Kommer banken att f\u00f6rf\u00f6lja mig i Storbritannien f\u00f6r ett spanskt bostadsl\u00e5nsunderskott?<\/h3>\n<p>Ja. Spanska l\u00e5ngivare till\u00e4mpar underskott \u00f6ver gr\u00e4nser och r\u00e4ntor forts\u00e4tter att l\u00f6pa. Att f\u00f6rhandla om underskottet medan fastigheten fortfarande \u00e4r din ger ett b\u00e4ttre resultat \u00e4n att v\u00e4nta p\u00e5 breven.<\/p>\n<h3>P\u00e5verkar det att stoppa betalningar p\u00e5 ett spanskt bostadsl\u00e5n mitt kreditv\u00e4rdighet hemma?<\/h3>\n<p>Inte direkt, eftersom spanska fallissemang registreras i spanska register. En domstolspr\u00f6vning till\u00e4mpad i ditt hemland kan det. Den praktiska skadan \u00e4r underskottet, inte po\u00e4ngen.<\/p>","protected":false},"excerpt":{"rendered":"<p>If you are behind on a Spanish mortgage, you have more time than the bank&rsquo;s letters suggest and fewer options than the internet suggests. An uncontested repossession takes 10 to 18 months from the bank&rsquo;s first court filing to the auction. Daci&oacute;n en pago, handing the keys back to cancel the debt, is a legal [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":955,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[19],"tags":[],"class_list":["post-945","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-tax-legal"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Daci\u00f3n en Pago vs Selling Before the Subasta in Spain<\/title>\n<meta name=\"description\" content=\"Behind on a Spanish mortgage? Dacion en pago is a legal right only for a main home under strict limits. How the 10 to 18 month repossession runs, what the auction does to your equity, and the private sale route.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/santinahomes.com\/sv\/blog\/dacion-en-pago-or-sell-before-subasta-spain\/\" \/>\n<meta property=\"og:locale\" content=\"sv_SE\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Daci\u00f3n en Pago vs Selling Before the Subasta in Spain\" \/>\n<meta property=\"og:description\" content=\"Behind on a Spanish mortgage? Dacion en pago is a legal right only for a main home under strict limits. 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