Mortgages from €1 million for international buyers with complex wealth.
Above €1 million, a mortgage is no longer a standard product. Banks look at your whole balance sheet: companies, investments, income in several countries and currencies. The way your file is structured decides the amount, the margin and the answer.
We build that file with you, open the right doors at Portuguese banks and their private banking arms, and negotiate the terms. Discreetly, in your language.
The Banco de Portugal rules are the same for everyone: 45% maximum debt-to-income ratio, 90% or 80% maximum financing, 40 or 35 years maximum. What changes above €1M is how banks apply them, and how much room there is to negotiate.
| Standard mortgage | €1M+ mortgage | |
|---|---|---|
| Down payment | 10–40% depending on residence | Often 20–40% for non-residents |
| Valuation | Standard valuer report | Prime properties are harder to value; a gap with the price is more frequent |
| Credit decision | Branch or regional credit desk | Central credit committee, sometimes private banking |
| Income analysis | Payslips, tax returns | Whole wealth: companies, dividends, portfolios, several countries |
| Pricing | Standard margin grid | Margin negotiated case by case, often linked to a wider banking relationship |
The consequence: two banks can give very different answers on the same €1.5M file. Presenting it well, and to the right bank, is where the value is.
We show the regularity of distributions and the strength of the companies behind them.
We rebuild your real income from the flows between your companies and your household.
Salary in Switzerland, rents in France, dividends from the UK: we consolidate it into one clear picture.
CHF, GBP, USD, AED: we target the banks with the most suitable treatment of foreign-currency income.
Where banks allow it, a portfolio can strengthen the file or support the financing.
Buying via a Portuguese or foreign company changes the bank’s analysis and the guarantees required.
A file turned down by one bank can be accepted by another, once it is presented in the terms that bank expects.
For larger purchases, a classic mortgage is not always the only route. Depending on your profile and the bank, other structures can be considered:
Good to know
Linking your mortgage to other banking products can lower the rate but raise the overall cost. We compare offers on their total cost (APR and MTIC), not just the margin.
Above €1,150,853, IMT is a flat 7.5% of the price, whether or not you live in Portugal. Purchase costs are never financed: plan them in cash on top of your down payment.
Example — illustration only, not a bank offer
A buyer purchases a €1,500,000 villa in Cascais and borrows 80%.
| Item | Amount |
|---|---|
| Loan (80%) | €1,200,000 |
| Down payment (20%) | €300,000 |
| IMT (7.5%) | €112,500 |
| Stamp duty on the purchase (0.8%) | €12,000 |
| Stamp duty on the loan (0.6%) | €7,200 |
| Own funds needed, before notary, registry, lawyer and bank fees | €431,700 |
One senior advisor handles your file from the first call to completion. You deal with one person, not a call centre.
1
A first call to understand your wealth, your income structure and your project. No documents needed yet.
2
We map your income and assets country by country and prepare a credit memo in the terms Portuguese banks use.
3
We present the file only to the banks and private banking desks suited to it, and negotiate margin, insurance and conditions.
4
Valuation, final offer, notary, power of attorney if you sign remotely.
Credit intermediary registered with Banco de Portugal under no. 0006447. Your documents are shared with a bank only with your agreement.
There is no legal cap on the amount. The limits come from the financing ratio, the 45% debt-to-income rule and each bank’s appetite for large exposures.
Often yes: margins on large, well-structured files are negotiated case by case. The best offer is not always at the bank with the lowest advertised rate.
Yes, if distributions are regular, declared and the companies are sound. That is one of the files we structure most often.
Yes, depending on the bank. Funds are then released in stages as the works progress.
It is possible with some banks, with different guarantees and analysis. Get legal and tax advice first.
Yes. We share your documents only with the banks you agree to, and only when you ask us to.
Tell us about your project in a confidential call. We’ll tell you which banks can finance it, and how.
