Expatriation in Portugal: remote home purchase and loan deciphered

What if you could become a homeowner in Portugal... before you even lived there? Whether it's to prepare for your retirement in the sun, invest intelligently or settle down permanently, many expats are now choosing to take the plunge remotely. Good news: buying before you arrive is quite possible, as long as you are well accompanied.
With the support of a real estate agency specialising in supporting expatriates and an expert broker in international credit, this project becomes much simpler than it seems.

Is it really feasible to buy remotely?

The answer is yes. Thanks to digital tools, electronic signatures and trusted partners on the ground, it is now common to select a property, sign a compromise and even obtain financing without leaving one's home country.
At Unyk-Place, we regularly accompany clients even before they arrive in Portugal. Together with Spreadhunters, a specialist in real estate loans for expatriates, we facilitate every step of the process: from choosing the property to obtaining the loan.

How does a mortgage work in Portugal?

In Portugal, the conditions of a mortgage differ significantly from those in other countries. The interest rates offered can be:

• Fixed : unchanged for the duration of the loan
• Variable : generally indexed to the Euribor in 6 or 12 months, with a spread defined by the bank
• Mixed : fixed for an initial period (often 2 to 10 years), then variable

The duration of the loans generally varies from 7 to 35 years, with an age limit of 75 years at the end of the contract.
Portuguese banks generally require a personal contribution of between 10% and 30% of the purchase price, depending on the borrower's profile (resident or non-resident) and the nature of the project: primary residence, secondary residence or rental investment.
The amount of financing is usually capped at 70% or 80% of the appraised value of the property (LTV: Loan-To-Value), depending on whether the buyer is a non-resident or a tax resident in Portugal. This ceiling may therefore be lower than the percentage requested on the purchase price if the valuation carried out by the bank is lower.

For non-residents: what are the steps?

The remote loan application involves gathering a set of supporting documents, generally:

• A valid identity document (passport)
• A Portuguese Tax Identification Number (NIF)
• Proof of income (payslips, balance sheets, tax returns)
• Recent bank statements
• A credit report from the country of residence (e.g. FICO, Experian, Banque de France, etc.)

Using an experienced credit intermediary makes the process much easier.
The broker:
• Serves as an interface between the borrower and the various partner banks
• Prepares a file in line with the expectations of the Portuguese banking sector
• Optimizes revenue presentation and anticipates potential bottlenecks
• Tracks processing times to ensure timely response

A different system... but accessible

Real estate credit in Portugal has notable specificities. Unlike some countries such as France, where fixed rates are the norm, variable rates remain common in Portugal. The requirements for guarantees, insurance or personal contribution may also differ depending on the bank.
This is why it is strongly recommended to surround yourself with professionals who are familiar with the local system, especially when the purchase is made remotely.

Differences depending on your country of residence

The conditions for obtaining a home loan in Portugal vary depending on the borrower's country of residence. Portuguese banks tailor their documentation, income analysis, and currency conversion requirements according to the applicant's nationality and place of residence.

For example :

• Residents of the European Union
The procedures are generally the simplest. Portuguese banks are used to working with clients from the European area, which allows for a standardisation of supporting documents: payslips, tax returns (income tax) and bank statements.

• Residents of the United States
U.S. borrowers face heightened requirements due to regulations such as FATCA (Foreign Account Tax Compliance Act). The bank will often require:

• A credit report (such as FICO Score)

• Proof of tax compliance

• Sometimes, signed documents for specific statements (e.g., Form W-9 or W-8BEN)

• Residents of the United Kingdom
Since Brexit, the United Kingdom has been treated as a third country. UK borrowers may be subject to:

• Increased controls on the source of funds

• A stricter assessment of income, especially if they are self-employed or freelancers

• The obligation to provide residence or immigration documents in case of partial presence in Portugal

These variations underline the importance of personalized support. An experienced broker can help you navigate these complexities, satisfy any specific requirements, and maximize your chances of securing advantageous funding.

The key? Be well surrounded.

To make your remote real estate purchase stress-free, it's important to choose the right intermediaries — especially when you're new to a new banking system. The alliance between Unyk-Place and Spreadhunters can make all the difference.
On the one hand, we help you find a property that fits your lifestyle, your desires and your calendar. On the other hand, our partners help you put together a solid, readable loan file adapted to the expectations of Portuguese banks. Document translation, optimized revenue presentation, anticipation of deadlines: nothing is left to chance.

Want to buy before you land? Let's talk about it!

Whether you're still in the thinking phase or ready to take action, now is a good time to educate yourself.
With the right partners by your side, your real estate project in Portugal can become a reality faster than expected.

Portugal is waiting for you — and we're here to pave the way.