Mortgages for non-residents in Portugal
2 min read · Updated in
In short
Portuguese banks do lend to non-residents. The regulatory ceiling is 90% of value on a main and permanent home and 80% on anything else, measured against the lower of price and the bank's valuation, and in practice non-residents are often offered less than the ceiling.
Affordability is capped at 45% of net income, and the bank does not test it at today's rate.
How much will a bank actually lend?
The ceiling is 80% if the property will not be your main home, which is the usual case for a non-resident buyer. Expect offers below that, and expect the valuation to matter: if it comes in under the price, the percentage is measured against the valuation and the difference comes out of your deposit.
Maximum term: 40 years up to age 35, 35 years after that.
How is affordability judged?
All loan payments, anywhere in the world, divided by net income.
| Term | Added to the rate in the test |
|---|---|
| up to 5 years | +0.5% |
| 5 to 10 years | +1.0% |
| over 10 years | +1.5% |
| loan ending after age 70 | income counted at 80% |
Banks may exceed the 45% limit on 10% of new lending per half-year. It is a portfolio allowance, not something a customer can ask for.
What documents will they ask for?
Proof of income, the tax return from your country of residence, bank statements, and identification. Translated and, depending on the country, apostilled. The list is the same as for a resident; the friction is in the certification.
What does the rate look like?
Most Portuguese mortgages track Euribor plus a spread. Spreads in 2026 typically run between 0.75% and 1.60%, depending on the loan-to-value, the relationship and the products you bundle. Compare on the APRC, never on the nominal rate.
Is there anything extra a non-resident pays?
On an investment property, yes: stamp duty of 4% on the interest, every year, which a main-home loan is exempt from. Over thirty years that is not a rounding error.
Source and date
- Banco de Portugal macroprudential recommendation
- Instruction 23/2023
- Decree-Law 74-A/2017
Updated in . This page describes the rule in force and is not a substitute for tax or legal advice on a specific case.
Frequently asked questions
Yes. The regulatory ceiling is 80% on a property that is not your main home, and banks often lend less.
At least 20% of the value, plus the taxes and completion costs, which are never financed.
40 years up to age 35, 35 years after.