Lisbon property for sale: which banks are offering financing and loans, and what non-resident buyers budget for a mortgage
The capital, the largest economic region and the highest demand in Portugal — and a Lisbon mortgage for non-residents comes with the highest loan-to-value in southern Europe. Bank-side, what applies in Porto or on the Algarve applies here too.
How do non-residents get property loans in Lisbon?
Non-residents finance a purchase within the national mainland framework: banks typically lend up to 80% of the lower of purchase price and their own valuation, the highest loan-to-value ratio in southern Europe. IMT for non-residents has been 7.5% since 25 May 2026. We recommend clarifying financing capacity before signing the CPCV preliminary contract, not after.
Lisbon property for sale: which taxes and how much equity must non-residents cover?
For property in Lisbon, non-residents budget for 7.5% IMT, 0.8% imposto do selo and at least 20% equity.
- IMT 7.5% for non-residents: The nationwide mainland rate — for non-residents IMT 7.5% since 25 May 2026, plus imposto do selo 0.8% and notary and land registry costs. IMT for non-residents.
- Up to 80% loan-to-value: For non-residents up to 80% LTV — the highest in southern Europe — against the lower of purchase price and the bank's valuation. The same frame as Porto or the Algarve. The Portuguese banks.
- The capital's prices sit well above Porto: As the capital, prices sit well above Porto — roughly €4,000–8,000/m² against €2,500–5,500/m². That shifts the loan amount and equity, not the rules.
Portugal’s most expensive market: what does the price level mean?
As the capital, Lisbon is significantly more expensive than Porto — roughly €4,000–8,000 per m² in sought-after locations, compared with €2,500–5,500 per m² in Porto. This affects the loan amount, but not the financing rules.
Chiado, Príncipe Real, Parque das Nações: Historic old town neighbourhoods (Chiado, Alfama) meet modern new-build areas (Parque das Nações) and upmarket residential neighbourhoods (Príncipe Real, Lapa) — and the price range within the city itself is correspondingly wide.
Up to 80 % loan-to-value ratio (LTV): Nationwide framework, as in Porto and the Algarve: up to 80 % LTV for non-residents — based on the lower of the purchase price and the bank’s valuation. Your profile is key: proof of income, existing financial commitments, age at the end of the term.
Lisbon property for sale: how do market and financing fit together?
Banks in Lisbon provide non-residents with financing of up to 80 % of the lower of the purchase price or the bank’s valuation. Prices are significantly higher than in Porto, but the financing rules are the same.
No Lisbon surcharge on IMT: The nationwide mainland rate applies in Lisbon; there is no regional surcharge.
Up to 80 % LTV — the same terms as in Porto: For non-residents, up to 80 % LTV — one of the highest loan-to-value ratios in Southern Europe — based on the lower of the purchase price and the bank’s valuation. The same terms as in Porto or the Algarve. Portuguese banks.
How do non-residents finance property purchases in Lisbon? When it comes to property in Lisbon, banks usually provide non-residents with financing of up to 80 % of the lower of the purchase price or the bank’s own valuation — one of the highest loan-to-value ratios in Southern Europe.
The property transfer tax (IMT) for non-residents has been 7.5 % since 25 May 2026. Prices in Lisbon are significantly higher than in Porto — around €4,000–8,000 per m² in sought-after locations, compared with €2,500–5,500 per m² in Porto — this affects the loan amount and the equity requirement, but not the financing rules themselves.
Within the city, there are significant price differences between central districts such as Chiado or Príncipe Real and the quieter, more affordable outlying areas — which has a direct impact on the realistic mortgage amount. We recommend clarifying your financial eligibility before signing the CPCV preliminary contract, not afterwards.
Property prices in Lisbon are significantly higher than in Porto — this mainly affects the loan amount, not the rules. Buying an apartment in Lisbon therefore means: a higher amount, but the same lending framework. The same applies to buying a house in Lisbon — non-residents are subject to the same Portuguese regulations as in Porto or the Algarve. This also applies if you extend the radius to include the coastal towns just further out: Cascais and Estoril are treated by the banks in the same way as Lisbon, with the same lending limits and the same documentation requirements.
The second option: when does capital from Germany help?
There are certain situations in which a Portuguese bank may remain cautious even where the applicant has a good income: self-employed people with fluctuating earnings, buyers close to the age limit, and those with income from outside the eurozone.
In such cases, the Portuguese bank is not the only option. If you own a property in Germany that is fully paid off or largely paid off, you can raise capital against it there and use it as equity in Lisbon — often on better terms than a Portuguese mortgage and without a Portuguese bank having to value your property. You can find out how this is structured under Mortgaging German property.
When are IMT and Imposto do Selo due in Lisbon?
In Lisbon, IMT and Imposto do Selo must be paid before or at the time of notarisation. The notary will not proceed without proof of payment.
Lisbon: taxes payable prior to notarisation: In Lisbon, non-residents are liable for the IMT at a rate of 7.5 % (effective from 25 May 2026) and the Imposto do Selo — 0.8 % on the purchase and 0.6 % on the loan.
Both must be paid before or at the time of notarisation, and the notary will not proceed without proof of payment. This is the key difference from German practice, where the land transfer tax is requested after notarisation: in Portugal, payment is due beforehand.
Anyone who only arranges the funds at short notice puts the notary appointment at risk. For buyers from abroad, there is the additional complication that the transfer should be made to a Portuguese bank account — and opening one requires the NIF and has its own lead time.
What do Lisbon buyers have to budget for?
Lisbon is on the Portuguese mainland, so the nationwide rate applies. For non-residents the IMT has been 7.5 % since 25 May 2026, with no progressive banding and no main-residence exemption.
On top comes imposto do selo of 0.8 % on the acquisition and, where a mortgage is taken, a further 0.6 % on the loan if its term is five years or more, plus notary and land registry costs. Lending for non-residents runs up to 80 % — the highest loan-to-value in southern Europe.
Notary, land registry, the valuation and — where a mortgage is taken — the cost of registering it come on top. Full overview: purchase costs in Spain. Tax rates change.
CPCV and Casa Pronta: why are they two different steps?
The CPCV is the private preliminary contract with a deposit; it binds both sides before the deed itself follows. Casa Pronta is the accelerated notarial procedure through which the purchase is then completed. The order matters: the CPCV is binding, so the financing should be settled before it is signed, not after.
The mortgage readiness check sets out the realistic frame in a few minutes — before a deposit is committed.
What if the Portuguese bank stops short?
Self-employed applicants with fluctuating earnings, buyers close to the age limit or income earned outside the euro area do not always get the full loan-to-value from a Portuguese lender. In that case an unencumbered property in Germany can be mortgaged instead and the capital used as equity here — often faster, and without a Portuguese bank having to value your property. Details under German property as security.
Nationwide mortgage rates in Portugal: what applies in Lisbon? Lisbon follows the national mainland framework, so what applies in Porto or on the Algarve applies here too: up to 80 % of the lower of purchase price and the bank's valuation. This page gives no rate figures. What decides your terms is your profile: proof of income, existing commitments and age at the end of the term.
Frequently asked questions
Which of the banks offering property financing in Lisbon lend to non-residents?
Several large Portuguese banks lend to non-residents, usually with a lower loan-to-value; which one fits depends on income and equity. As of 2026; to be confirmed with the lender in each case.
What is the difference between CPCV and Casa Pronta?
The CPCV is the private preliminary contract involving a deposit — it is binding on both parties prior to the actual notarisation. Casa Pronta is the fast-track notarial procedure through which the actual sale is subsequently finalised.
Will Cascais and Estoril be treated in the same way as Lisbon when it comes to financing?
Yes. From the bank’s point of view, Cascais and Estoril are treated in the same way as Lisbon, with the same loan-to-value framework and the same documentation.
Can I buy a house in Lisbon rather than an apartment?
Rarely within the city itself — Lisbon is an apartment market and detached houses are the exception, priced accordingly. Buyers looking for a house usually search the surrounding area: Cascais, Sintra, Oeiras or along the Linha. That changes nothing about the financing frame, but it does change the valuation: there are more comparable properties outside the city than for a town house in Lisbon.
How high is transfer tax (IMT) in Lisbon?
Lisbon is on the Portuguese mainland, so the nationwide rate applies. For non-residents the IMT has been 7.5 % since 25 May 2026. On top come imposto do selo of 0.8 % and notary and land registry costs.
How much will a Portuguese bank lend in Lisbon?
For non-residents the same nationwide frame applies as in Porto or on the Algarve: up to 80 % loan-to-value — the highest in southern Europe — measured against the lower of purchase price and the bank's valuation.
Why is Lisbon more expensive than Porto?
As the capital and largest economic region in Portugal, prices per square metre in Lisbon sit well above Porto — roughly €4,000–8,000 per square metre in sought-after locations against €2,500–5,500 in Porto. The financing rules themselves do not change, only the loan amount and the equity required.
What if the Portuguese bank stops short?
Self-employed applicants with fluctuating earnings, buyers close to the age limit or income from outside the euro area do not always get the full loan-to-value. Mortgaging an unencumbered German property then remains a route — often faster, and without a Portuguese bank having to value your property.
Are property loans in Lisbon available to non-residents?
Yes, property loans in Lisbon are available to non-residents; Portuguese banks typically lend up to 80 % of the lower of purchase price or valuation, provided the borrower's debt-to-income ratio stays within limits.
Settle what is financeable — before you reserve
It costs nothing and it prevents the most expensive mistake in a foreign purchase: a committed deposit without secured financing.
These figures are as of July 2026 and are not tax advice.
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Málaga City — Mortgages for non-residents
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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.