STRICT NON-RESIDENT: NO VISA, NO LOCAL PAYROLL, NO LOCAL CREDIT
Mortgages for Non-Residents
Most countries answer no. Twelve mainstream markets answer yes - but always with a bigger deposit, a higher rate and heavier paperwork than locals get. The board ranks the 12 yes-countries by the real non-resident rate: what a buyer living abroad is actually offered in 2026, not the resident teaser. Next to it: the max loan a foreigner gets, the banks that sign it, and what your price means in monthly payments.
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countries that say yes
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cheapest non-res rate
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biggest deposit asked
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effectively closed
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cash needed, typical
The leaderboard
One row per country that lends to strict non-residents - you live abroad, no local visa, no local salary, no local credit file. Ranked by the non-resident rate: the range foreigners are actually offered in 2026. The loan column is the max LTV (so 70% loan = 30% deposit minimum, before buying costs the bank will not finance). The monthly column assumes your price below, 20 years, at the midpoint rate. Under every rate, small grey text shows what locals pay in the same market - the resident benchmark. Click a row for the bank's page; hover for deposits, costs and catches. Turkey is real but scored last on purpose: its ~36% APR breaks every comparison.
Region
How open
Your priceLoan = price × max LTV. Monthly = 20 years at the midpoint non-resident rate. Costs (taxes, notary, fees) are extra, in cash.
#Country & banks€ / mo
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Best country for each need
The best non-resident offer in each situation, with the next three behind it. Click any name for the bank or broker source.
Resident vs you: the foreigner penalty
Non-resident rate you payShare of price the bank funds
What the numbers say
Frequently Asked Questions
Twelve mainstream markets lend to strict non-residents (no visa, no local payroll): Portugal, Spain, Italy, Cyprus, France, Malta, Greece, the UK (buy-to-let only), the USA (foreign-national/DSCR), the UAE, Panama and Turkey. Everywhere else - Japan, Thailand, Australia, Germany, the Netherlands and most of the world - is effectively closed or cash-only.
Portugal at roughly 2.8-3.5% (mostly Euribor-linked variable, 70% LTV max), then Italy at 3.1-3.5% (but only 50-60% LTV) and Spain at 3.2-4.5% (60-70% LTV, 50-60% for non-EU buyers). France is 3.5-4.25% fixed with a hard 35% debt-to-income cap.
30% minimum in the easiest markets (Spain, Portugal, Cyprus, Malta), 35-50% elsewhere: 40% in Italy and Dubai, 25-40% for UK expat buy-to-let, 25-30% in the USA, 30-40% in Panama. Add buying costs the bank will not finance (8-14% in southern Europe, 4% Dubai Land Dept alone). A EUR 300k flat typically means EUR 120-150k cash.
Spain: Santander, CaixaBank, Sabadell, BBVA. Portugal: Millennium BCP, Novo Banco, BPI. France: BNP Paribas, Societe Generale via brokers. Italy: Intesa Sanpaolo, UniCredit. Cyprus: Bank of Cyprus, Hellenic. Malta: Bank of Valletta, HSBC Malta. Greece: Alpha, Eurobank, Piraeus, NBG. UK: Skipton International, HSBC UK, Barclays International. USA: HSBC USA, America Mortgages, HomeAbroad (DSCR). UAE: HSBC UAE, Emirates NBD, Mashreq, ADCB, FAB. Panama: Banco General, Banistmo, Caja de Ahorros.
On rate, roughly +0.25 to +1.0pp: e.g. Spain locals ~2.8% avg vs 3.2-4.5% for non-residents, France 3.1-3.9% vs 3.5-4.25%, USA 6.67% vs 6.73-7.23%. Malta is the extreme: locals average 2.08% (ECB Apr 2026) while foreigners pay 3.75-5.5%. On leverage the gap is bigger everywhere: locals borrow to 80-97% LTV, non-residents to 50-75%. Turkey is the exception: lira rates are equally brutal for everyone. Every row on the board shows the local benchmark in small grey text under the non-resident rate.
Both. In the 12 yes-countries it is routine business with a broker - thousands of files a year - but always on worse terms than locals: +0.25 to +1.0pp on the rate, half the leverage, shorter terms, apostilled paperwork and a pre-approval before you bid. Turkey (2.5-3.2% a month, ~36% APR) is a yes on paper that nobody sane takes. In Japan, Thailand, Australia, Germany and the Netherlands a strict non-resident loan is the rare exception, not the product.
Practically no. Japanese banks require residency + a long-term visa (Prestia is the rare exception, residents only). Thai onshore banks decline non-residents without a work permit or Thai income by default; the working routes are an offshore UOB Singapore loan (to 60% without a permit, SGD 100k income, condos only) or developer instalment plans - otherwise cash.
Yes. Dubai: HSBC UAE to 60%, Emirates NBD/Mashreq/ADCB/FAB to 50%, at 4.25-5.5% with a 40-50% deposit and ~AED 15k/mo income. USA: foreign-national/DSCR loans at 6.73-7.23% (about 0.5-1.0pp above domestic), 25-30% down, no US credit needed - passport plus 12-24 months of foreign bank statements.