Mortgage calculator — Portugal 2026
Monthly payment, the bank's stress test, the 45% debt-to-income limit and upfront loan costs — with the Banco de Portugal rules that apply from August 2026 and what banks really lend to non-residents.
Your loan
Your mortgage
Before you sign
Get your exact numbers checked
A calculator can't see the property's tax value, whether you qualify for a refund, or what a bank will really lend you. Send us this calculation — we reply within one business day with the figures for your case and, if you want, a confidential selection of properties that fit the budget.
Portuguese mortgage rules in 2026
Banks in Portugal follow a Banco de Portugal recommendation that was tightened for loans assessed from 1 August 2026. It sets how much a bank may lend against the property, how much of your income the repayments may take, and for how long.
| Rule | Limit |
|---|---|
| Loan-to-value, own permanent home | up to 90% |
| Loan-to-value, second home or investment | up to 80% |
| Debt-to-income (all loan payments / net income) | up to 45% |
| Stress test on the rate (terms over 10 years) | +1.5 pp |
| Maximum term, borrower up to 35 | 40 years |
| Maximum term, borrower over 35 | 35 years |
The loan-to-value is measured against the lower of the price and the bank's valuation. The debt-to-income test uses the payment at your rate plus 1.5 percentage points, not today's payment — the calculator shows both.
What non-residents can expect
Non-residents can borrow in Portugal, but banks are more conservative than the limits above: typically 60–70% of the price or valuation, spreads of roughly 0.85–1.5% over Euribor, and a preference for repayments below 30–35% of net income. EU buyers earning in euros usually get the better end; income in other currencies, self-employment and foreign rental income are discounted. Most banks want the loan repaid by about age 75. Approval takes three to six weeks once the file is complete.
Variable, mixed or fixed?
Most Portuguese mortgages are variable (Euribor plus a fixed spread) or mixed (fixed for the first years, then variable). The 12-month Euribor was 3.331% on 23 September 2026, up from 2.245% at the start of the year, so fixed and mixed offers have become more attractive — compare the total cost, not only the first payment.
What a mortgage costs up front
Stamp duty of 0.6% of the loan, bank fees of about €800 (valuation, processing, formalisation) plus 4% stamp duty, and €325 more for registering the mortgage at Casa Pronta. Every monthly payment also carries 4% stamp duty on its interest part. Life and buildings insurance are compulsory; shop around, you do not have to buy them from the lending bank.
Example: a €500,000 house in Sintra
A non-resident puts down 30% and borrows €350,000 over 25 years at 12-month Euribor 3.331% plus a 1.2% spread (4.53%). The payment is about €1,952 a month. The bank tests it at 6.03%: about €2,262. To stay within 45%, the household needs a net income of at least about €5,030 a month — and around €6,460 to meet the 35% many banks prefer for non-residents. Purchase costs come on top: with the 7.5% non-resident IMT, a lawyer and the loan costs, about €51,000 — use the purchase costs calculator.
Questions buyers ask
Can a non-resident get a mortgage in Portugal?
Yes. Portuguese banks lend to non-residents, typically 60–70% of the price or valuation, over up to 30–35 years depending on age, with a spread of roughly 0.85–1.5% over Euribor. The bank checks that all loan payments stay within 45% of net income at a stressed rate.
How much can I borrow on my income?
Under the Banco de Portugal rules from August 2026 all loan payments, calculated at your rate plus 1.5 points, may not exceed 45% of net household income. Enter your income in the calculator to see the maximum loan.
What is the maximum mortgage term in Portugal?
40 years if the borrower is 35 or younger, 35 years otherwise. Banks also usually want the loan repaid by about age 75.
What are the upfront costs of a Portuguese mortgage?
About 0.6% of the loan in stamp duty, around €800 in bank fees plus 4% stamp duty, and €325 extra for registering the mortgage. Insurance is compulsory and paid monthly or yearly.
- Banco de Portugal — Macroprudential Recommendation revised for contracts assessed from 1 August 2026: LTV 90% (own permanent home) / 80% (other purposes); DSTI limit 45% with an interest-rate stress of +1.5 pp for terms over 10 years; maximum term 40 years (borrowers up to 35) / 35 years (over 35); up to 10% of new loans may exceed the DSTI limit
- euribor-rates.eu — 12-month Euribor 3.331% on 23 September 2026 (2.245% on 2 January 2026)
- Código do Imposto do Selo, Tabela Geral items 17.1.4 (0.6% on the loan) and 17.3.1 (4% on interest); IRN Casa Pronta fees
- Bank price lists and broker market data for non-resident lending, September 2026 (LTV 60–70%, spreads about 0.85–1.5%)
This calculator gives estimates for comparison. It is not tax, legal or financial advice; confirm your case with a Portuguese lawyer or tax adviser before signing.