Banks in Spain and Portugal compared: who lends to non-residents, and how much?
A short analysis of our two bank lists: 31 lenders in Spain, 14 in Portugal. Which ones are most active for non-residents, how much they lend, what that means for your equity, and what changed among the banks in 2025 and 2026.
Portuguese bank mortgage for foreigners or a Spanish one: which banks lend to non-residents, and how much?
In Spain we compare 31 lenders, in Portugal 14, and non-residents can borrow up to 70 % in Spain and up to 80 % in Portugal of the lower of purchase price and bank valuation. In both countries seven lenders are particularly active for non-residents. Spanish buyers need more equity.
Spain and Portugal side by side: how do the bank markets differ?
Spain has 31 banks in the Perini comparison and Portugal 14; for non-residents 7 banks in each country are particularly active.
- 31 vs 14: how many banks are there to choose from? In Spain we compare 31 lenders, in Portugal 14 — from the big banks to the specialists.
- 70 % vs 80 %: where do banks lend more? Portugal up to 80 %, Spain up to 70 % of the lower of purchase price and bank valuation.
- Which banking groups operate in both countries? Santander, Bankinter, Abanca and the mortgage specialist UCI.
Portuguese bank mortgage for foreigners or a Spanish one: which banks lend to non-residents? In Spain, non-residents are financed mainly by CaixaBank (HolaBank), UCI, Banco Santander, Banco Sabadell, Bankinter, Abanca and Deutsche Bank España; in Portugal by Millennium BCP, Novobanco, Banco BPI, Santander Totta and Bankinter Portugal, plus the specialist UCI Portugal and the expat-focused Banco Atlântico Europa.
Spanish banks typically lend non-residents up to 70 % of the lower of purchase price and tasación, Portuguese banks up to 80 % of the lower of purchase price and avaliação.
For a €300,000 purchase, buyers in Spain therefore need roughly €30,000 to €36,000 more equity than in Portugal. Which lender fits your case depends on creditworthiness, property and region, compared side by side.
Banks in the Perini comparison — Spain: 31; Portugal: 14. Particularly active for non-residents — Spain: 7 — CaixaBank (HolaBank), UCI, Santander, Sabadell, Bankinter, Abanca, Deutsche Bank España; Portugal: 7 — Millennium BCP, Novobanco, BPI, Santander Totta, Bankinter Portugal, UCI Portugal, Atlântico Europa.
Loan-to-value for non-residents — Spain: up to 70 % of the lower of purchase price and tasación; Portugal: up to 80 % of the lower of purchase price and avaliação.
Equity including purchase costs — Spain: approx. 40–43 % of the price (30 % plus 10–13 % costs); Portugal: approx. 30–31 % of the price (20 % plus 10–11 % costs). Tax number needed first — Spain: NIE; Portugal: NIF.
Largest bank in the country — Spain: Banco Santander; Portugal: Caixa Geral de Depósitos (CGD).
What follows from comparing banks in Spain and Portugal?
In Spain just under a quarter of the lenders (7 of 31) are particularly active for non-residents, in Portugal half (7 of 14); the others lend to foreigners less often, more cautiously or only in certain regions.
Spanish bank list: why are only seven of 31 particularly active? (Finding 1): In Spain just under a quarter of the lenders (7 of 31) are particularly active for non-residents, in Portugal half (7 of 14).
The others lend to foreigners less often, more cautiously or only in certain regions. In Spain you are therefore more likely to hear a no that says nothing about your own case. We approach 30+ lenders per case — more in the Perini market check.
Equity: how much more do buyers need in Spain? (Finding 2): Example with a €300,000 purchase price and a bank valuation of the same amount:; Spain: loan up to €210,000; equity €90,000 plus €30,000–39,000 purchase costs, €120,000–129,000 in total.; Portugal: loan up to €240,000; equity €60,000 plus €30,000–33,000 purchase costs, €90,000–93,000 in total.; The difference is roughly €30,000 to €36,000.
If the bank valuation is below the price, the bank uses the lower value and your share rises in both countries.
Is the largest bank also the best for non-residents? (Finding 3)
Not necessarily. In Portugal the state-owned CGD is the largest bank, but it is not among the seven most active for non-residents. In Spain Banco Santander is the largest and active, yet the strongest are CaixaBank with its HolaBank programme and the specialist UCI.
Which banks lend in both Spain and Portugal? (Finding 4): Four banking groups operate in both countries:; Santander Banco Santander in Spain, Santander Totta in Portugal; active for non-residents in both.; Bankinter strong with non-residents in both countries.; UCI the mortgage specialist (Santander/BNP Paribas), strong cross-border in both countries.; Abanca active for non-residents in Spain; present in Portugal since taking over EuroBic.
What changed among the banks in 2025 and 2026? (Finding 5)
BBVA and Banco Sabadell remain separate — the takeover failed in October 2025.; Targobank España was sold to Abanca; the brand is being merged into Abanca.; EVO Banco is being integrated into Bankinter.; Novobanco has belonged to the French Groupe BPCE since April 2026.; EuroBic has been fully merged into Abanca Portugal (2025).; Notable: Abanca has grown by acquisition in both countries — with Targobank in Spain and EuroBic in Portugal.
Where do the figures come from?
The basis is our two bank lists: Spanish banks (31 lenders) and Portuguese banks (14 lenders), as of 28.09.2026. Loan-to-value and equity figures come from our requirement pages for Spain and Portugal, the Spanish purchase costs from purchase costs in Spain.
This analysis is a market overview, not a representative study and not a commitment by any particular bank. Which lender takes on your case is part of the mandate and is not shown on this page. You are welcome to cite it: “Perini bank analysis Spain/Portugal, Perini Finance & Property, as of 28.09.2026”.
What this means for you: if you are looking in both countries, work out your equity first — and start not with the best-known bank but with the right one. We approach the suitable lenders in parallel.
Frequently asked questions
Where do non-residents get the higher loan, Spain or Portugal?
In Portugal. Portuguese banks typically lend non-residents up to 80 % of the lower of purchase price and avaliação, Spanish banks up to 70 % of the lower of purchase price and tasación.
Which banks lend to non-residents in Spain and Portugal?
In Spain mainly CaixaBank (HolaBank), UCI, Banco Santander, Banco Sabadell, Bankinter, Abanca and Deutsche Bank España. In Portugal mainly Millennium BCP, Novobanco, Banco BPI, Santander Totta and Bankinter Portugal, plus UCI Portugal and Banco Atlântico Europa.
How much equity do I need in Spain and in Portugal?
In Spain roughly 30 % of the price plus 10–13 % purchase costs, about 40–43 % in total. In Portugal roughly 20 % plus 10–11 % purchase costs, about 30–31 % in total. For a €300,000 purchase that is roughly €30,000 to €36,000 more in Spain.
Are there banks that lend in both countries?
Yes. Santander (Santander Totta in Portugal), Bankinter, the mortgage specialist UCI and Abanca operate in both countries.
Is the largest bank the best one for non-residents?
Not necessarily. Portugal's largest bank, the state-owned CGD, is not among the lenders most active for non-residents. In Spain the strongest are CaixaBank (HolaBank) and the specialist UCI, not the largest bank Banco Santander.
Related pages
Mortgage in Spain for foreigners: which Spanish banks lend to non-residents?
Mortgage in Spain for foreigners: 31 Spanish banks for non-residents at a glance — big banks, former cajas, direct and foreign lenders, 2026 merger status.
Portuguese banks: which ones finance a mortgage for non-residents?
Portuguese banks for non-residents: 14 lenders at a glance — CGD, Millennium BCP, Novobanco, BPI and more, up to 80 % loan-to-value, 2026 merger status.
Spanish banks compared: which lender finances property for non-residents?
Spanish banks compared: of 15–20 lenders approached, one pays stage payments, two lend against a paid-off property. Which lender finances non-residents.
Requirements for non-residents: how do I get a Spanish mortgage?
How do I get a Spanish mortgage as a non-resident? NIE, proof of income, roughly 30 % equity plus purchase costs and the 35 % rule — the full checklist.
Portugal mortgage requirements: what do non-residents actually need?
Portugal mortgage requirements for non-residents: NIF, complete income proof, up to 80% LTV and roughly 30 to 31% of the price from your own funds.
International mortgage: Spanish bank or German bank — which is better?
International mortgage for your Spanish property: Spanish or German bank? Interest rates, processing time, equity, language barrier — a direct comparison.
Ипотека в Португалии для нерезидентов: сколько финансирует банк?
Нерезиденты оформляют ипотеку в Португалии в банке, который обычно финансирует до 80% от наименьшей из двух величин — цены покупки или банковской оценки.
Content by Siegfried Perini — local brand representative since 2019, active in real estate since 1992, entered in the German intermediary register (§ 11a GewO) as a person directly involved in brokerage and advice. Point of contact for German-speaking buyers in Spain and Portugal. Brokerage by Olga Nikushkina, mortgage credit intermediary under § 34i German Trade Regulation (GewO); in Portugal through a locally licensed intermediary.