Do you live in France, Belgium, Switzerland, the UK or elsewhere, and want to buy in Portugal? Portuguese banks lend to non-residents. Their terms depend mainly on your income, where it comes from and your down payment.
We build your application, present it to several Portuguese banks and support you through to completion. At no cost to you. For the basics, see how mortgages work in Portugal.
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Yes. In Portugal, residency is not a requirement for a mortgage. What the bank looks at: stable, provable income, manageable debt and a sufficient down payment. Non-residents can finance a holiday home, a buy-to-let investment or a future main home.
The difference lies in the terms. The bank cannot check your income and credit history as easily as for a resident. It usually compensates with a higher down payment and a closer review of your documents.
One thing to remember: “non-resident” refers to your tax residence, not your nationality. A Portuguese citizen living in Paris is a non-resident. A British citizen who is tax resident in Portugal is treated as a resident.
| Criterion | Tax resident in Portugal | Non-resident |
|---|---|---|
| Maximum financing (LTV) | Up to 90% for a main home, 80% for other uses (Banco de Portugal caps) | Usually 60% to 80%, depending on the bank and profile |
| Down payment needed | 10% minimum + purchase costs | Usually 20% to 40% + purchase costs |
| Maximum debt-to-income ratio | 45% of net income, with stress test | Same rule, applied to the foreign income accepted by the bank |
| Maximum term | 40 years up to age 35, 35 years if older | Same caps; some banks apply shorter terms |
| Income taken into account | Income declared in Portugal | Income declared in your country, sometimes discounted if in another currency |
| Supporting documents | Portuguese documents | Foreign documents, sometimes translated; credit report from your country of residence for some banks |
| Loan currency | Euro | Euro |
Regulatory caps: Banco de Portugal macroprudential recommendation in force since 1 August 2026. Each bank may apply stricter criteria. Source: Banco de Portugal
Plan for 20% to 40% of the property price, plus purchase costs. The exact percentage depends on the bank, your country of residence, the type of income and how the property will be used.
Two rules to know before making an offer:
Example — illustration only, not a bank offer
You buy a flat in Lisbon for €500,000. The bank lends 70% for your profile. The valuation comes in at €480,000.
Without the valuation gap, the down payment would have been €150,000. That is why we check the price is consistent before the CPCV (promissory contract) is signed.
Yes, to some extent. Portuguese banks do not have a grid per country, but they assess how easy it is to verify your income and to recover the debt if something goes wrong. A resident of the European Union, the UK or Switzerland is generally easier to finance than a resident of a non-OECD country.
The most common profiles for Portuguese banks. Documents are easy to read, sometimes without translation for French, English or Spanish, depending on the bank.
Financeable. Income in dollars is usually assessed cautiously, and some banks ask for additional documents.
Possible, but fewer banks are interested. Down payment and documentation requirements are often higher.
Nationality itself does not matter: tax residence and where your income comes from do. These trends vary between banks and change over time.
A Portuguese bank accepts foreign income if it is regular, declared and proven by official documents: tax returns, payslips, bank statements. It looks at the amount, but also at how stable it is over time.
What the bank assesses in practice:
The loan is granted in euros. If your income is in another currency, the bank carries an indirect exchange-rate risk: a fall in your currency increases your real debt-to-income ratio.
Depending on the bank, this risk leads to a discount on the income accepted, a higher down payment or a shorter term. Not all banks treat currencies the same way: this is one of the cases where comparing several lenders makes the biggest difference.
The easiest profile to finance, especially on a permanent contract past the probation period.
What the bank looks at: contract, recent payslips, tax returns.
Financeable, with enough track record.
What the bank looks at: usually 2 or 3 years of tax returns, consistent turnover and net income after expenses.
The bank looks at both your pay and the health of your company.
What the bank looks at: balance sheets, company tax returns, salary paid, dividends distributed.
Accepted by many banks if recurring and declared.
What the bank looks at: distribution history over several years, results of the paying company.
A pension is a stable income that banks like. The constraint is age: the loan term is limited by the maximum age at the end of the contract.
What the bank looks at: pension statements, age, insurability.
Rental income is often only partly taken into account.
What the bank looks at: leases, tax returns for rental income, loans on the rented properties.
A Portuguese bank reads a standard French or British payslip very well. It reads a Luxembourg holding company, a US LLC or income spread across three countries much less well. These cases can be financed, as long as they are presented in the terms the bank expects. That is our specialty.
We rebuild your real income from the flows between your companies and your household.
We translate the legal and tax structure into criteria a Portuguese bank can read.
We demonstrate their regularity and the soundness of the companies paying them.
We consolidate your income and outgoings country by country to present a clear picture.
We identify the banks willing to assess a group rather than a single entity.
Depending on the bank, financial assets can strengthen the application, or even support the financing.
We target the banks that apply the most suitable treatment to your currencies.
Each bank reads these situations its own way. An application turned down by one bank may be accepted by another, if it is presented correctly.
First conversation free, in French, English, Portuguese or Spanish.
A non-resident’s application includes the same documents as a standard one, issued in your country of residence. The exact list depends on the bank and your status. Here is the basis:
Some banks accept documents in French or English; others ask for a translation. We tell you before you incur any costs.
A bank pre-approval is the bank’s validation of your application, before the property is valued. It states the amount, term and conditions the bank is prepared to consider for you.
For a non-resident, it is a decisive advantage:
Good to know
A pre-approval is not a loan offer. It remains subject to the property valuation, final checks on the application and the validity period set by each bank.
The bank appoints an approved valuer who visits the property and sets its value. You don’t need to be there: the estate agent or seller opens the door. Valuation fees are paid by you and vary between banks.
If it is lower than the price, this value, not the price, is used as the basis for the financing.
The loan agreement and the purchase deed are signed on the same day, before a notary or an authorised professional. If you cannot come to Portugal, you can sign a power of attorney (procuração) in favour of a representative. It is usually done before a notary or a Portuguese consulate, with an apostille depending on the country.
Most banks also require you to open an account with them for the monthly repayments.
Financing and tax are two separate subjects. The loan determines how much you borrow and on what terms. Tax determines what you pay on purchase, then every year, in Portugal and in your country of residence.
| Related to financing (we support you) | Related to tax (to check with a tax adviser) |
|---|---|
| Loan amount, term, rate and insurance | IMT (property transfer tax) and stamp duty on the purchase |
| Stamp duty on the amount borrowed | IMI (annual property tax) and AIMI depending on the value of your assets |
| Arrangement and bank valuation fees | Taxation of rental income in Portugal and in your country |
| Early repayment terms | Capital gains on resale, tax treaties between countries |
To estimate the IMT and stamp duty on your purchase, use our IMT calculator. We do not give tax advice, but we can refer you to specialists.
95% of our clients live or earn their income outside Portugal. We know what each bank accepts, and how to present your application to it.
We consult the main Portuguese banks in parallel and compare their offers: rate, insurance, fees and total cost.
A dedicated expert handles your application in your language, from the first review to completion.
We are paid by our partner banks. Our support costs you nothing.
Credit intermediary registered with Banco de Portugal under no. 0006447
Not necessarily. The rate depends mainly on the profile, the down payment and the products taken out with the loan. Some banks offer non-residents the same terms as residents, others don’t. This is where comparing banks pays off the most.
Usually yes, with the lending bank, for the monthly repayments. It can often be opened remotely, once you have your NIF.
The NIF is requested from the Portuguese tax authority, directly or through a representative. Residents outside the European Union and the European Economic Area usually need to appoint a tax representative.
It is possible but rare. Banks outside Portugal rarely lend on property abroad and often ask for security at home: a mortgage on another property or a pledge on savings. A Portuguese bank takes the property you buy as security.
Allow around 45 days on average between a complete application and signing, depending on the bank, the valuation and the seller’s timing. Gathering foreign documents is often the longest step.
Yes, depending on the bank. The funds are then released in stages, on proof of the progress of the works.
Yes. In Portugal, the law caps early repayment fees: usually 0.5% of the capital repaid for a variable rate and 2% for a fixed rate.
Tell us about your situation: we will tell you which banks can finance you, and on what terms.
