How to Get a Mortgage as a Non-Resident in 2026

Getting a mortgage as a non-resident is possible in most of the markets covered on this site. But the terms are different from what you are used to at home, the lenders are different, and the process takes longer. This guide covers what to expect country by country.

Here is the honest summary: as a non-resident, you will pay more and borrow less than a local buyer. Lower LTV ratios, higher interest rates, more paperwork, longer approvals. That is just the reality of the market. The good news is that financing is genuinely available in most target markets, and used correctly, it still improves your overall returns.

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Why Non-Resident Mortgages Are Different

Lenders view non-resident borrowers as higher risk for structural reasons:

1. Enforcement difficulty. If you default and flee to another country, the lender’s ability to pursue you is limited by jurisdiction and cost.
2. Income verification complexity. Cross-border income (self-employed, multiple currencies, business ownership) is harder to verify than a domestic payslip.
3. Regulatory capital requirements. Many banks must hold higher capital reserves against non-resident mortgage exposures.
4. KYC/AML compliance burden. Foreign nationals trigger more intensive anti-money laundering scrutiny, increasing the lender’s cost per loan.

Understanding these reasons helps you anticipate what lenders need and how to present your application favourably.

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The Non-Resident Mortgage Landscape by Country

Portugal

Portugal has one of the more accessible non-resident mortgage markets in Europe. Several major banks (Millennium BCP, Santander Portugal, BPI, Novo Banco) actively lend to non-residents.

Typical terms for non-residents:

• LTV: 60–70% (vs. 80–90% for residents)
• Interest rates: Euribor + 1.5–2.5% spread (vs. +0.8–1.5% for residents)
• Maximum term: 30 years, typically max age 75 at maturity
• Minimum income: Generally €1,200–€2,000 net/month per household

Documentation typically required:

• Passport/ID
• NIF (Portuguese tax number, get this first, it’s free and takes one day)
• Last 3 years’ tax returns (apostilled/translated)
• Last 6 months’ bank statements
• Proof of income (payslips or business accounts)
• Property valuation by bank-approved appraiser
• Life insurance (often required as a condition of the mortgage)

Tip: Portuguese banks are conservative about self-employed income. If you’re self-employed, expect to show 3 years of accounts and budget 60–90 days for approval.

Spain

Spain is broadly similar to Portugal but slightly more restrictive since the 2008 crisis left lasting caution in the banking system.

Typical terms:

• LTV: 50–70% for non-EU nationals; 60–70% for EU non-residents
• Rates: Euribor + 1.8–3.0%
• Maximum term: 25–30 years

Spanish mortgages come in two main forms: variable rate (linked to 12-month Euribor) and fixed rate (higher spread but more predictable). Given recent rate cycles, fixed-rate products have become more popular with international buyers.

UAE (Dubai)

Dubai’s mortgage market is well-developed with both local banks (Emirates NBD, Abu Dhabi Commercial Bank, Mashreq) and international banks (HSBC UAE, ENBD) lending to non-residents.

Key facts:

• LTV: Regulated by CBUAE, maximum 80% for residents, 70% for non-residents on first property under AED 5m
• However, practical terms for non-residents from banks are often 65–70% LTV
• Rates: 3-year fixed at 4.5–6.5% (AED fixed-rate products); variable from 1-year EIBOR + 1.5–2.5%
• Currency: AED mortgages are effectively USD mortgages (AED is pegged to USD at 3.67)
• Mortgage registration: 0.25% of loan amount to Dubai Land Department

Eligibility: Most UAE banks require applicants to have a job or business generating income verifiable by the bank. Retired applicants with sufficient investment income or pension can qualify with supporting documentation.

Mexico

The Mexican mortgage market for foreigners is complicated by the Fideicomiso (bank trust) structure required in the Restricted Zone (50km of coastlines and borders). Non-residents buying in Mexico City (not in the restricted zone) can hold property directly.

Options for non-resident buyers:

1. Mexican bank mortgages (BBVA Mexico, Banorte, Santander Mexico): Available in theory but practically difficult for non-residents without Mexican income. Rates are typically 10–14% MXN-denominated.

2. USD developer financing: Many Mexican developers offer direct financing at 8–12% in USD, with 30–50% down payment. More practical for short-term hold strategies.

3. Cash or leveraged against home country assets: Many expat buyers in Mexico’s resort markets finance from equity release or refinancing in their home country, then buy cash in Mexico.

Financing in Mexico’s resort markets is expensive and limited. Budget to buy with significant cash reserves unless using developer financing.

Japan

Japan has an unusual dynamic: historically low interest rates (sub-1% on JPY mortgages for residents) and a highly stable legal framework, but most major Japanese banks will not lend to non-residents, especially non-permanent residents.

Options:

1. Japan-based international banks: HSBC Japan has historically offered mortgages to foreign nationals with income verifiable in Japan. SBI Shinsei Bank has programs for foreign nationals.

2. Developer financing: Some developers (particularly in the Tokyo new-build market) offer in-house financing.

3. Offshore leverage: Given the yen weakness, many buyers finance the equity component via lines of credit or refinancing against existing assets in their home country, purchasing cash in Japan.

If you cannot demonstrate stable Japan-sourced income, plan to buy Tokyo property with significant cash reserves (50–100% of purchase price).

Georgia

Georgia has no significant mortgage financing infrastructure for non-residents from major international lenders. Local Georgian banks (TBC Bank, Bank of Georgia) do offer mortgage products, but at rates of 8–14% in GEL, making USD-denominated investments significantly less attractive when financed locally.

Recommendation: Georgia works best as a cash purchase market, particularly given the low entry prices ($60,000–$250,000 for quality investment properties). The cash-on-cash yields are high enough to justify unlevered strategies.

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Documentation Master List

Regardless of country, prepare this core documentation package before applying anywhere:

Identity

• Valid passport (all pages)
• Secondary ID (driver’s licence, national ID)
• Recent utility bill confirming home address

Income (Employed)

• Last 3 months’ payslips (in original language + certified translation)
• Employment contract or letter confirming role, salary, and tenure
• Last 2 years’ tax returns (apostilled)
• Last 6 months’ bank statements showing salary deposits

Income (Self-Employed / Business Owner)

• Last 3 years’ business accounts (audited where possible)
• Last 3 years’ personal tax returns
• Certificate of incorporation / business registration
• Accountant’s letter confirming current trading status and income
• Last 12 months’ business bank statements

Assets

• Last 6 months’ statements for all bank accounts
• Investment portfolio statements
• Proof of deposit funds (showing funds have been in your account ≥90 days, “seasoned” funds)

Property

• Property details / listing
• Preliminary purchase agreement (if signed)
• Bank-approved valuation (arranged by bank or you using approved appraiser)

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How to Present Your Application Favourably

1. Get Your Paperwork Apostilled

Documents issued in one country that need to be accepted in another must typically carry an Apostille, an internationally recognised certification. Contact the relevant authority in your home country (Secretary of State office in the US, Foreign & Commonwealth Office in the UK, etc.) to apostille your tax returns and income documents. Budget 2–6 weeks for this process.

2. Use a Mortgage Broker Specialising in Non-Residents

Non-resident mortgage brokers maintain relationships with lenders who actively want this business. They know which lenders are currently most competitive, what documentation exactly is required, and how to present applications. Their fee (typically 0.5–1% of loan value) is almost always worth it for the time saved and rate differential achieved.

Known specialist brokers:

• Holborn Assets (UAE, Europe)
• Simon Conn (Spain, Portugal)
• OFX/Halo Financial (currency + some lending advisory)
• International Finance (Southeast Asia focus)

3. Demonstrate “Seasoned” Deposit Funds

Banks require that your deposit funds have been sitting in your bank account for at least 90 days (“seasoned funds”). This shows the money is genuinely your own savings. Keep funds in a clear, traceable account well before you expect to need them.

4. Consider a Life Insurance Policy

Many European lenders require life insurance as a condition of the mortgage, and others use it as a positive underwriting factor. A term life policy in the mortgage amount can smooth the approval process in Portugal, Spain, and France.

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The Real Cost of Non-Resident Financing

Let’s model a concrete example:

Example: €300,000 apartment in Porto

Item	Resident	Non-Resident
LTV	80%	65%
Loan amount	€240,000	€195,000
Cash required	€60,000	€105,000
Rate (variable)	Euribor + 1.1%	Euribor + 2.2%
At 4% Euribor	5.1%	6.2%
Monthly payment (25yr)	€1,430	€1,281
Total interest (25yr)	€189,000	€189,300

Closing costs (8–12%) are additional. This table is illustrative only.

The non-resident pays more cash upfront (€105k vs. €60k) but, with a smaller loan, the monthly payment is actually lower. The key constraint is the cash requirement, non-residents must have substantially more capital available at closing.

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Common Mistakes to Avoid

1. Signing a reservation agreement before getting mortgage pre-approval. If you can’t finance, you may lose your deposit.

2. Underestimating the timeline. Non-resident mortgage approvals routinely take 45–90 days. Plan accordingly.

3. Ignoring currency mismatch. Borrowing in EUR when you earn in USD (or vice versa) creates ongoing currency risk in your monthly payment.

4. Using the developer’s recommended mortgage broker. They may receive referral fees from lenders, not necessarily getting you the best rate.

5. Not reading the early repayment penalty clause. Some European mortgages have significant early repayment penalties (up to 2% of outstanding balance). If you’re planning to sell within 5 years, check this carefully.

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For our full guide on property due diligence, see Due Diligence Red Flags When Buying Abroad. For tax implications of overseas financing and mortgages, see our Tax Strategies guide.