You can get a mortgage in most countries without living there, but you will borrow less, prove more and wait longer than a local buyer. As a rule of thumb, expect to put down 30–40% of the price yourself, plus the buying costs, which banks rarely finance.
How much banks lend
Banks lend a percentage of the lower of the price and their own valuation. For non-residents that percentage, the loan-to-value (LTV), is usually lower than for residents.
| Country | Non-resident loan | Notes |
|---|---|---|
| Spain | 60–70% | Typical ceilings only; banks lend on the lower of price and valuation and terms vary widely, so compare offers through a mortgage broker. |
| Portugal | 60–80% | Banco de Portugal caps loans at 90% of the value for your own permanent home and 80% for any other home, and many banks lend non-residents less. Since August 2026 repayments must normally stay within 45% of net income, and terms run to 40 years for borrowers under 35 and 35 years from age 35. |
| France | 50–80% | Banks usually lend 50–70% to buyers living outside the EU and up to about 80% to EU residents. Repayments, including insurance, must stay below 35% of income, and non-resident loans are often limited to 20 years. |
| Italy | 50–60% | Lenders generally cap loans at 80% of the value, and some limit non-residents to 50–60%. You need a codice fiscale and usually an Italian bank account. |
| Switzerland | 50–60% | There is no fixed overall term: the loan up to two-thirds of the value can run indefinitely, and any part above that must be repaid within 15 years. At least 10% of the value must be equity that does not come from an occupational pension, and affordability is tested at about 5% interest plus 1% upkeep against a third of gross income. People living abroad can usually buy only holiday homes, where banks typically want 40% equity or more. |
| Monaco | 50–70% | Monaco banks usually lend as part of a wider private-banking relationship and decide loan size and term case by case; buyers are typically expected to put down 30–50% of the price. Some banks also lend against an investment portfolio. |
| Croatia | – | Each bank sets its own terms for non-resident borrowers. Get a written loan offer before you sign a pre-contract, because you lose the deposit (usually 10%) if you pull out. |
| Greece | 50–70% | Few figures are published for lending to non-residents, so ask Greek banks or a broker early. Average new mortgage rates were about 3.3% in mid-2026. |
| Cyprus | 50–60% | Mortgages are available to foreign buyers, but banks typically lend around half the value and offer fewer options than to residents. |
| United Kingdom | 60–75% | Buyers living abroad usually borrow through international or private banks and specialist lenders at 60–75% loan-to-value, so expect a 25–40% deposit. HSBC, for example, lends up to 75% to non-residents in listed countries earning at least £75,000 a year; terms can run to 40 years for residents, and lenders may set shorter terms for borrowers abroad. |
| United Arab Emirates | 50–60% | Central Bank caps for expatriates are 80% on a first home up to AED 5 million (70% above), 60% on a second or investment home and 50% off-plan, with a 25-year maximum term. Only some banks lend to non-residents, and HSBC, for example, lends them up to 60%. |
| United States | 60–70% | Foreign-national loans come from some Florida banks and specialist lenders, usually with a 30–40% deposit, higher rates and proof of income and cash reserves; many international buyers pay cash. |
| Turkey | 0–50% | Few Turkish banks lend to non-residents, lira mortgages carry high interest rates and regulators cap loan-to-value by property value and energy class, so most foreign buyers pay cash. |
These are typical ranges from banks and brokers in 2026, not promises. Your age, income, currency, the country you live in and the property all change the answer.
What the bank will ask for
- Passport and proof of address where you live now
- The local tax number (NIE, NIF, codice fiscale and so on)
- Last three to six payslips and an employment contract, or two to three years of accounts if self-employed
- Tax returns for the last two years
- Six months of bank statements, showing the deposit and your regular outgoings
- A credit report from your home country, where one exists
- Details of other loans and mortgages
- The preliminary contract and the property's registry extract
Documents not in the local language often need a sworn translation. Start gathering them before you find the home: they are the slowest part.
How affordability is tested
Each country has its own test, and banks add their own:
- Portugal caps repayments at 45% of net income since August 2026, with terms up to 40 years under age 35.
- France keeps repayments, including insurance, below 35% of income, and often limits non-resident loans to 20 years.
- Switzerland tests the loan at an imputed interest rate of about 5% plus 1% for upkeep, which must fit within a third of gross income, and at least 10% of the price must be cash that does not come from a pension.
- UAE caps loans for expatriates at 80% on a first home up to AED 5 million, 60% on a second home and 50% off-plan.
Fixed or variable
In the euro area, variable mortgages follow Euribor plus a margin; in Switzerland, SARON; in the UK, the Bank of England rate. A fixed rate costs a little more at the start but protects you if rates rise. Mixed products fix for five or ten years and then float.
The process and the timeline
Agreement in principle
A broker or bank checks your income and gives an indication of how much you can borrow. Do this before you make offers.
Application
Once you have a signed preliminary contract, you apply with the full documents.
Valuation
The bank's valuer visits the property. If it values lower than the price, the loan shrinks.
Binding offer
The bank issues the offer. Some countries give you a legal reflection period before you can sign it (Spain's is ten days, with a free meeting with the notary).
Completion
The mortgage deed is usually signed on the same day as the purchase deed.
Allow four to eight weeks from application to offer, and more in the summer and at year-end. Write a mortgage condition into the preliminary contract if you can, so you do not lose your deposit if the bank says no.
Costs of the mortgage
Expect a valuation fee, an arrangement fee, life insurance (often required) and home insurance, plus, in some countries, a registration fee or tax on the mortgage deed. In Spain the bank now pays most of the deed costs; in Italy, a 2% substitute tax applies to loans on second homes. The buying costs calculator adds typical mortgage costs when you tick "I'll use a mortgage".
Work out the monthly payment
Mortgage calculator
Monthly repayment for a standard repayment mortgage, with the loan-to-value banks usually allow non-residents in each country.
Monthly repayment
Repayment (annuity) mortgage with a fixed rate for the whole term. Real offers add arrangement fees, insurance and, for non-residents, often a lower loan-to-value.
Questions people ask
Can I get a mortgage at 70 years old?
Many banks want the loan repaid by 75 or 80, which shortens the term and raises the monthly payment. Some private banks lend against investments instead of income.
Can I use my home country's bank?
Usually not for a foreign property, unless it has a branch in that country or you borrow against your home at home. Compare that option too: it is often cheaper.
Do I need life insurance?
Most banks require it, and many push their own policy. You are often allowed to choose another insurer with equal cover, which can be cheaper.
This guide is general information, not legal, tax or financial advice. Rules change; check the details with a local professional before you sign or pay anything.