Thailand
1–2%Condos only · LTV No mortgagetax 0.02–0.3%
practitioner · Verified guide →
Buy Property Abroad
Who may buy, what the purchase really costs, and what each bank will lend a non-resident — for 20 markets, with bank-by-bank terms for Spain and Portugal.
Worked example · UK buyer · Spain · €250,000
What you need to bring
Banks quote a percentage. What decides your cash is the base that percentage applies to. Two banks, one property, one price — and a €34,000 difference before you have chosen a lawyer.
Valuation assumed at €235,000 (6% under the price — an assumption for the example; set it to your own valuation).
Non-EU buyers: CaixaBank publish acceptance; Bankinter do not publish a yes/no.
Cash required ranges from €101,250 to €135,250 for the selected banks.
Cash required before completion — best selected outcome
€101,250
at CaixaBank · 70% of the purchase price
CaixaBank
70% of the purchase price
- Purchase price
- €250,000
- Bank valuation
- €235,000 · not usedassumed
- Loan basis
- 70% × €250,000
- Maximum loan
- €175,000
- Deposit the loan leaves you
- €75,000
- Purchase costs
- €26,2508–13% Spain band · 10.5% midpoint
- Cash required before completion
- €101,250
€34,000 more cash at Bankinter for the same property at the same price — the base, not the percentage, decides it. If the number is out of reach today, change the price: the ledger updates and the gap between banks stays visible.
[Data] CaixaBank and Bankinter non-resident pages for the published LTV percentages and bases · verified
[Estimated] Bankinter does not publish its non-resident LTV base; lower of price and valuation is an illustrative sensitivity assumption. Purchase costs use the midpoint of Spain's registry band.
Run it for my numbers →Free · no account · your inputs stay on this page
Non-resident mortgages, bank by bank — Spain
Bank-published terms are shown where available. Comparator and mortgage-broker figures retain secondary confidence in the source line; unpublished fields stay blank rather than being estimated.
Compare all 7 banks in one table
Side-scroll for every published field; the edge cue shows when more columns remain.
| Bank | Max LTV | LTV base | Non-EU buyers | Max term | Age cap | Rates | Cash needed on €250,000 |
|---|---|---|---|---|---|---|---|
| Banco Sabadell | 70% | —Not published by the bank | Yes | 20 years | 75 | fixed, mixed, variable | —Not published by the bank |
| Banco Santander | 70% | —Not published by the bank | —Not published by the bank | 20 years | —Not published by the bank | fixed, variableFixed from 3.59%; variable from 1.75% in year one then Euribor + 1.15% with discounts (HelpMyCash, 2026-08-03) | —Not published by the bank |
| Bankinter | 60% | —Not published by the bank | —Not published by the bank | 25 years | —Not published by the bank | fixed, variable | —Not published by the bank |
| BBVA | 70% | —Not published by the bank | —Not published by the bank | 25 years | —Not published by the bank | —Not published by the bank | —Not published by the bank |
| CaixaBank (HolaBank) | 70% | of the purchase price | Yes | 20 years | —Not published by the bank | fixed, variableRepresentative fixed example: 3.35% NIR / 3.949% APR without discounts (displayed 2026-09-02) | €101,250 |
| Cajamar | 60% | —Not published by the bank | —Not published by the bank | 20 years | —Not published by the bank | fixedFixed 4.15% NIR, or 3.15% with discounts (hipotecas.me, 2026-09) | —Not published by the bank |
| UCI | 70% | of the purchase price | Yes | 30 years | —Not published by the bank | fixed, mixed, variable | €101,250 |
[Data] Bank-published rows retain the publisher's stated terms; missing fields stay unpublished. · verified
[Estimated] Banco Sabadell practitioner or comparator report · verified
[Estimated] Banco Santander practitioner or comparator report · verified
[Estimated] BBVA practitioner or comparator report · verified
[Estimated] Cajamar practitioner or comparator report · verified
Sources: Banco Sabadell (Rankia (comparator), 2026-06-30; secondary, verified 2026-09-01); Banco Santander (HelpMyCash (comparator), 2026-08-03; secondary, verified 2026-09-01); Bankinter (Bankinter, undated; primary, verified 2026-09-01); BBVA (Twipoteca (mortgage broker), undated; secondary, verified 2026-09-01); CaixaBank (HolaBank) (CaixaBank (HolaBank product page and HolaBank Home Guide), undated; primary, verified 2026-09-01); Cajamar (hipotecas.me (mortgage broker), 2026-09; secondary, verified 2026-09-01); UCI (UCI (Unión de Créditos Inmobiliarios), undated; primary, verified 2026-09-01). Cash examples include 10.5% purchase costs, derived from the midpoint of the country's registry closing-cost band; a dash means the bank did not publish enough information to calculate the example.
Every market we track, in one table, with the row's own verification date — so you can see which figures rest on registrar or tax-authority evidence and which still use a practitioner read.
20 markets compared
Sorted by purchase costs
| Market | Foreign ownership | Purchase costs | Annual tax | Non-resident LTV | Verified | Guide |
|---|---|---|---|---|---|---|
| Thailand | Condos only | 1–2% | 0.02–0.3% | No mortgage | practitioner · Verified | Thailand guide → |
| Bali (Indonesia) | Restricted | 2–3% | 0.01–0.05% | No mortgage | practitioner · Verified | Bali (Indonesia) guide → |
| Ecuador | Restricted | 2–5% | 0–0.25% | No mortgage | mixed · Verified | Country profile → |
| Panama | Unrestricted | 2–5% | 0–0.75% | 50–70% | mixed · Verified | Country profile → |
| Colombia | Unrestricted | 3–5% | 0.5–1.6% | 50–70% | mixed · Verified | Country profile → |
| Costa Rica | Unrestricted | 3.5–5% | 0.25–0.25% | 50–70% | mixed · Verified | Country profile → |
| Turkey | Restricted | 4–6% | 0.1–0.6% | 50–70% | mixed · Verified | Country profile → |
| Mexico | Restricted | 4–7% | 0.1–0.3% | 50–65% | practitioner · Verified | Mexico guide → |
| United Kingdom | Unrestricted | 4–14% | 0.59–1.76% | 60–75% | mixed · Verified | Country profile → |
| Japan | Unrestricted | 6–8% | 1–1.7% | 50–70% | registrar · Verified | Country profile → |
| Netherlands | Unrestricted | 6–10% | 0.1–0.3% | 60–80% | mixed · Verified | Country profile → |
| Dubai (UAE) | Restricted | 7–8% | 0–0% | 50–65% | registrar · Verified | Dubai (UAE) guide → |
| France | Unrestricted | 7–9% | 0.5–2% | 70–80% | mixed · Verified | France guide → |
| Greece | Restricted | 7–10% | 0.1–1.15% | 50–70% | mixed · Verified | Country profile → |
| Italy | Unrestricted | 7–15% | 0.4–0.76% | 50–60% | mixed · Verified | Italy guide → |
| Spain | Unrestricted | 8–13% | 0.4–1.1% | 60–70% | mixed · Verified | Spain guide → |
| Malaysia | Restricted | 9–10% | 0.01–0.02% | 60–70% | mixed · Verified | Country profile → |
| Portugal | Unrestricted | 10–12% | 0.3–0.45% | 60–75% | mixed · Verified | Portugal guide → |
| Germany | Unrestricted | 10–15% | 0.3–0.8% | 60–70% | mixed · Verified | Country profile → |
| Singapore | Restricted | 61–66% | 0–0.16% | 45–75% | registrar · Verified | Country profile → |
Bali (Indonesia)
2–3%Restricted · LTV No mortgagetax 0.01–0.05%
practitioner · Verified guide →
Ecuador
2–5%Restricted · LTV No mortgagetax 0–0.25%
mixed · Verified guide →
Panama
2–5%Unrestricted · LTV 50–70%tax 0–0.75%
mixed · Verified guide →
Colombia
3–5%Unrestricted · LTV 50–70%tax 0.5–1.6%
mixed · Verified guide →
Costa Rica
3.5–5%Unrestricted · LTV 50–70%tax 0.25–0.25%
mixed · Verified guide →
Turkey
4–6%Restricted · LTV 50–70%tax 0.1–0.6%
mixed · Verified guide →
Mexico
4–7%Restricted · LTV 50–65%tax 0.1–0.3%
practitioner · Verified guide →
United Kingdom
4–14%Unrestricted · LTV 60–75%tax 0.59–1.76%
mixed · Verified guide →
Japan
6–8%Unrestricted · LTV 50–70%tax 1–1.7%
registrar · Verified guide →
Netherlands
6–10%Unrestricted · LTV 60–80%tax 0.1–0.3%
mixed · Verified guide →
Dubai (UAE)
7–8%Restricted · LTV 50–65%tax 0–0%
registrar · Verified guide →
France
7–9%Unrestricted · LTV 70–80%tax 0.5–2%
mixed · Verified guide →
Greece
7–10%Restricted · LTV 50–70%tax 0.1–1.15%
mixed · Verified guide →
Italy
7–15%Unrestricted · LTV 50–60%tax 0.4–0.76%
mixed · Verified guide →
Spain
8–13%Unrestricted · LTV 60–70%tax 0.4–1.1%
mixed · Verified guide →
Malaysia
9–10%Restricted · LTV 60–70%tax 0.01–0.02%
mixed · Verified guide →
Portugal
10–12%Unrestricted · LTV 60–75%tax 0.3–0.45%
mixed · Verified guide →
Germany
10–15%Unrestricted · LTV 60–70%tax 0.3–0.8%
mixed · Verified guide →
Singapore
61–66%Restricted · LTV 45–75%tax 0–0.16%
registrar · Verified guide →
[Data] WhereNext property registry — registrar, tax-authority and practitioner checks; each Verified cell uses that row's own date and source class.
JSON · CSV · Methodology
Non-resident mortgages, bank by bank — Portugal
Bank terms sit beneath the regulator's portfolio caps and stress rules, so a published product maximum is never presented as an approval promise.
Banco de Portugal caps (effective 1 August 2026): own home ≤90% LTV; other purposes ≤80% LTV; DSTI ≤45%; rate shock +0.5 pp to 5 years, +1.0 pp over 5–10 years, and +1.5 pp over 10 years; maximum maturity 40years at age 35 or under and 35years over 35. LTV uses the lower of purchase price and valuation.
Euribor monthly averages: July 2026: 3M 2.425%, 6M 2.647%, 12M 2.855%; August 2026: 6M 2.713%, 12M 2.954%. Sources: [1] [2] [3].
Compare all 4 banks in one table
Side-scroll for every published field; the edge cue shows when more columns remain.
| Bank | Max LTV | LTV base | Non-EU buyers | Max term | Age cap | Rates | Cash needed on €250,000 |
|---|---|---|---|---|---|---|---|
| Banco BPI | 70% | of the bank valuation | Yes | 30 years | 75 | fixed, mixed, variableVariable TAN 3.463% with contracted products or 4.213% base; fixed 30-year TAN 4.350% contracted or 5.100% base; mixed 3-year TAN 2.950% contracted or 3.700% base (2026-09) | €113,000 |
| Novobanco | 80% | of the lower of price and valuation | Yes | 30 years | 75 | fixed, variableVariable TAN 3.655% with associated products (July 2026 12-month Euribor 2.855% + 0.80% spread) or 4.255% without associated products (2026-07) | €89,500 |
| Santander Portugal | 75% | —Not published by the bank | Yes | 40 years | 75 | mixed, variableVariable TAN 4.613% at the 1.90% base spread; product-linked spreads range from 0.50% to 1.90%, with mixed 2-year and 4-year options (2026-08) | —Not published by the bank |
| UCI Portugal | 70% | of the purchase price | Yes | 30 years | 75 | mixed, variableVariable TAN 4.287% (July 2026 6-month Euribor 2.647% + 1.640% spread); mixed TAN 4.150% fixed for 5 years then 6-month Euribor + 1.640% (2026-08) | €102,500 |
[Data] Bank-published rows retain the publisher's stated terms; missing fields stay unpublished. · verified
Sources: Banco BPI (Banco BPI, 2026-09; primary, verified 2026-09-02); Novobanco (Novobanco, 2026-07; primary, verified 2026-09-02); Santander Portugal (Santander Totta, 2026-08; primary, verified 2026-09-02); UCI Portugal (UCI Portugal, 2026-08; primary, verified 2026-09-02). Cash examples include 11% purchase costs, derived from the midpoint of the country's registry closing-cost band; a dash means the bank did not publish enough information to calculate the example.
LTV base changes the result: on this example, UCI Portugal lends €175,000 from the purchase price, while Novobanco lends €188,000 from the lower price-or-valuation base — a -€13,000 loan difference.
Foreign-buyer friction
These markets permit only certain property types, require a special structure or approval, or do not allow foreign freehold ownership. The legal distinction matters more than a simple yes-or-no badge.
Thailand
Restricted
Condos only (49% foreign quota per building). Land prohibited. · purchase costs 1–2%
Read guide →Bali (Indonesia)
Restricted
Residence-permit holders may hold Hak Pakai (right-of-use) title and qualifying strata units under PP 18/2021, subject to minimum prices and a one-property limit; nominee arrangements ILLEGAL · purchase costs 2–3%
Read guide →Ecuador
Restricted
Open to foreigners except a 20 km national-border security zone; coastal purchases are allowed · purchase costs 2–5%
Country profile →Turkey
Restricted
Eligible nationalities may acquire up to 30 hectares; prohibited military/security zones are excluded, special security zones need permission, and foreign ownership is capped at 10% of each district. · purchase costs 4–6%
Country profile →Mexico
Restricted
Fideicomiso bank trust required in restricted zone (50km coast, 100km border) · purchase costs 4–7%
Read guide →Dubai (UAE)
Restricted
Freehold in 20+ designated areas only · purchase costs 7–8%
Read guide →Greece
Restricted
Border zone permit needed in some areas. Otherwise open. · purchase costs 7–10%
Country profile →Malaysia
Restricted
Minimum price thresholds (RM 1M+ in most states). MM2H visa may be required. · purchase costs 9–10%
Country profile →Singapore
Restricted
Condos freely. Landed property needs government approval. 60% ABSD surcharge for foreigners. · purchase costs 61–66%
Country profile →Residency by investment
Property-linked residence or citizenship routes recorded in the registry. Eligibility is separate from the right to buy.
Ecuador
Investor visa from $48,200 (100 basic wages, 2026) property investment.
From $48,200
Panama
Qualified Investor permanent residency from USD 300,000 in real estate (MICI, 2026; securities USD 500,000, bank deposit USD 750,000); Friendly Nations residency otherwise needs a job or USD 200K in property.
From $300,000
Colombia
Investor visa from ~$150K property investment.
From $150,000
Turkey
Citizenship from $400K property. Short-term residency from $200K.
From $400,000
Dubai (UAE)
Golden Visa from AED 2,000,000 (~$545K) property.
From $545,000
Greece
Golden Visa from €400K (€800K across Attica, Thessaloniki, the Mykonos and Thira regional units and islands over 3,100 inhabitants; €250K only for conversion and listed-building projects).
From $290,550
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The information on this page is for general informational purposes only and does not constitute legal, tax, financial, or real estate advice. Property laws, tax rules, and market conditions change frequently. Always consult qualified local professionals before making property decisions.