Can Americans Get Mortgages in Portugal?
Yes, absolutely. Portuguese banks actively lend to American citizens buying property in Portugal. However, US buyers face unique requirements that European citizens don't — and that's where expert guidance makes all the difference.
Since 2014, we've helped hundreds of American expats and investors secure Portuguese mortgages. This guide covers everything you need to know.
US-Specific Mortgage Requirements
FATCA Compliance
The Foreign Account Tax Compliance Act (FATCA) requires Portuguese banks to report US citizen accounts to the IRS. This creates additional requirements:
- Bank Compliance: Not all Portuguese banks accept US clients — we work with those that do
- W-9 Forms: You'll need to complete US tax documentation
- FATCA Declaration: Banks require confirmation of US tax status
How We Help: We only work with FATCA-compliant Portuguese banks experienced in US client onboarding.
Credit History Translation
Your US credit score (FICO) doesn't directly transfer to Portugal. Portuguese banks will:
- Request a credit report from Experian, Equifax, or TransUnion
- Review it manually (no automated scoring)
- Consider your overall credit behavior rather than a single score
What Banks Look For:
- No recent bankruptcies or foreclosures
- Consistent payment history
- Reasonable debt-to-income ratio
- No collections or charge-offs (ideally)
Income Documentation
Portuguese banks need to verify your income in formats they understand:
| Income Type | Documentation Needed |
|---|---|
| W-2 Employment | Last 2 years W-2s, recent pay stubs, employment verification letter |
| Self-Employment | Last 2-3 years tax returns (1040 + Schedule C/K-1), CPA letter |
| Rental Income | Schedule E, lease agreements, 2 years history |
| Investment Income | Brokerage statements, 2 years history |
| Retirement Income | Social Security statement, pension documentation |
Key Difference: Portuguese banks want to see income stability, not just high income. Two years of consistent self-employment often beats one year of higher W-2 income.
Deposit Requirements for Americans
As a non-EU, non-resident buyer, expect higher deposit requirements:
| Property Type | Typical LTV | Deposit Needed |
|---|---|---|
| Primary Residence | 65-75% | 25-35% |
| Holiday Home | 60-70% | 30-40% |
| Investment Property | 55-65% | 35-45% |
Why Higher? Banks view non-resident, non-EU buyers as higher risk. The larger equity requirement protects their investment.
Current Interest Rates for Americans
American buyers typically pay slightly higher rates than EU residents:
| Rate Type | Range for US Buyers | Notes |
|---|---|---|
| Variable (Euribor +) | 3.2% - 4.2% | Most common choice |
| Fixed 5 years | 3.5% - 4.2% | Payment stability |
| Fixed 10 years | 3.8% - 4.8% | Long-term planning |
Rates as of January 2026. Your actual rate depends on profile, LTV, and lender.
The Mortgage Process for Americans
Timeline: Typically 8-12 Weeks
The process takes slightly longer for US buyers due to additional documentation verification:
Weeks 1-3: Preparation & Pre-Qualification
- Initial consultation (free)
- Document collection (US-specific checklist provided)
- Credit report request and translation
- Preliminary bank assessment
Weeks 4-6: Application & Submission
- Formal application to selected banks
- Portuguese bank account opening (FATCA-compliant)
- Property valuation arranged
Weeks 7-9: Underwriting & Approval
- Bank reviews all documentation
- Additional queries answered
- Approval letter issued
Weeks 10-12: Closing
- Final documentation preparation
- Notary appointment (can be done via Power of Attorney if you can't attend)
- Funds transfer and property registration
Can I Complete the Purchase Remotely?
Yes. Many American buyers complete their purchase without being physically present in Portugal:
- NIF Application: Can be done remotely with a fiscal representative
- Bank Account: Some banks allow remote opening; others require one visit
- Mortgage Signing: Power of Attorney allows your lawyer to sign on your behalf
- Property Deed (Escritura): Can be signed by your representative
We coordinate the entire process to minimize travel requirements.
Tax Considerations for Americans
US Tax Obligations
As a US citizen, you're taxed on worldwide income regardless of where you live:
- Mortgage Interest: Generally not deductible on foreign properties for US tax purposes
- Rental Income: Must be reported to IRS; foreign tax credit may apply
- Sale of Property: Capital gains reportable to both Portugal and US
FBAR & FATCA Reporting
If your Portuguese bank accounts exceed thresholds, you must file:
- FBAR (FinCEN 114): If aggregate foreign accounts exceed $10,000 at any point
- Form 8938: If foreign assets exceed reporting thresholds
Recommendation: Work with a US tax professional experienced in expat taxation.
Portuguese Taxes
| Tax | Rate | Notes |
|---|---|---|
| IMT (Transfer Tax) | 0-8% | Based on property value and type |
| Stamp Duty | 0.8% | On purchase price |
| IMI (Annual Property Tax) | 0.3-0.45% | Based on tax value |
| Rental Income Tax | 28% (flat) | Non-resident rate |
Common Questions from American Buyers
Do Portuguese banks accept US income?
Yes, most banks we work with are comfortable with USD income. They'll convert using current exchange rates for affordability calculations.
What if I'm a US expat living in another country?
We help US citizens living anywhere in the world. The process is similar — we just need to verify your current residency and income source.
Can I get a mortgage if I'm self-employed?
Yes, but you'll need 2-3 years of tax returns showing stable income. CPA letters and good books help significantly.
What's the age limit?
Most Portuguese banks require the loan to be repaid by age 70-75. If you're 55, you could get a 15-20 year mortgage.
Do I need to visit Portugal?
For the mortgage itself, usually one visit is sufficient (or zero with good planning). For property viewing and selection, that's up to you and your real estate agent.
Can I buy through an LLC or corporation?
This is possible but significantly more complex. Personal purchases are much more straightforward. Consult with both US and Portuguese tax advisors if considering corporate structures.
Why Work With Us?
American Client Expertise
We understand:
- FATCA compliance requirements
- US income documentation formats (W-2s, 1099s, K-1s)
- Credit report interpretation for Portuguese banks
- Time zone considerations (we work US hours when needed)
Bank Access
Not all Portuguese banks work with Americans. We have established relationships with those that do, including:
- FATCA-registered institutions
- Banks experienced in US documentation
- Lenders comfortable with USD income
Zero Cost to You
Portuguese banks pay broker commissions. You get expert help at no additional cost.
English Throughout
Every document explained, every call in English, no miscommunication.
Get Started
Ready to explore your options? We'll provide:
✓ Preliminary borrowing capacity estimate
✓ US-specific document checklist
✓ Bank recommendations for your profile
✓ Realistic timeline to completion
All completely free, no obligation.
Speak with a US Mortgage Specialist →
