---
title: "Portuguese mortgage: residents vs non-residents | CRT"
description: "How a Portuguese home loan file differs for residents and non-residents: documents, cash buffer and timeline. No invented LTV table. CRT AMI 18470."
---
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Practical guide · Portuguese mortgage · updated 2026
# Portuguese mortgage: residents vs non-residents
[Home](https://marketing.cavalcanti.team/en/?hsLang=en) › [Mortgage guide](https://marketing.cavalcanti.team/en/mortgage-buying-home-portugal?hsLang=en) › Residents vs non-residents
These are not two products. It is the same kind of home loan; what changes is the **file** — documents, cash (the deposit) and timelines. The payment simulator and the full process sit in the [mortgage guide](https://marketing.cavalcanti.team/en/mortgage-buying-home-portugal?hsLang=en). This page is only the split. Cavalcanti RealEstate Team (AMI 18470) is **not a bank** and does not intermediate credit. We do not publish an LTV table (“non-residents get X%”) — that varies by bank and by file.
## Nationality is not tax residence
Being a foreign national does not decide the file. The bank (and the tax authority, on a different axis) look at **tax residence**, income and where the money lives — not the passport alone. A Portuguese citizen living abroad and a non-national tax-resident in Portugal are not the same bucket. Confirm status with the bank and, if needed, your accountant; CRT does not classify tax residence.
## What typically changes in the file
Three axes, with no invented percentages: (1) **documents** — ID, NIF, income and statements; non-residents add home-country paperwork (sworn translation or apostille when the bank asks) and, often, a longer review; (2) **cash** — the deposit is whatever LTV does not cover, and non-residents typically need a larger own-funds buffer; (3) **timeline** — an international file delays the CPCV if the deadline is tight. Ask the bank or a licensed credit intermediary for the list, not an advert.
## What does not change: IMT, stamp duty and the CPCV
IMT and Stamp Duty at the deed do not hinge on mortgage residency. The loan rarely covers them: they are separate cash. Estimate IMT + stamp duty in the [IMT calculator](https://marketing.cavalcanti.team/en/imt-stamp-duty?hsLang=en) and the rest in the [buying-costs guide](https://marketing.cavalcanti.team/en/portugal-property-buying-costs?hsLang=en). The CPCV still needs margin if the bank steps back — resident or not. Pre-approval does not guarantee that property.
## Where CRT fits
AMI 18470, powered by eXp Portugal: search, viewings and coordination through to the deed, with a realistic finance picture. We do not lend. Indicative monthly payment (TAN, not TAEG) in the [simulator on the mortgage guide](https://marketing.cavalcanti.team/en/mortgage-buying-home-portugal#simulador-prestacao). If you want a partner credit intermediary, the [contact request](https://marketing.cavalcanti.team/en/mortgage-buying-home-portugal#intermediario-credito) is on that page — not here.
## Tax after the purchase
Tax residence, personal income tax and one-off regimes (including what people still call NHR in conversation) are a **separate subject**, with an accountant or tax lawyer. This page is not tax advice and not an NHR guide. What matters for the mortgage is the file the bank accepts today; what matters for the tax office is confirmed elsewhere.
## FAQ — residents vs non-residents
Can non-residents get a Portuguese mortgage?
Many banks will review the file, with extra documents and, as a rule, more of your own cash. It is not automatic: country of origin, income and the bank’s policy all count. Confirm with the bank or a licensed credit intermediary. CRT does not intermediate.
Is there a fixed LTV for non-residents?
No. There is no universal percentage on this page — not “70%” or any other figure heard in conversation. The ratio comes from the bank’s written offer, for that profile and that property.
Does a foreign passport change the loan?
Nationality alone does not define the product. The bank reads tax residence, income and documents. A Portugal tax resident with a foreign passport is not the same file as a non-resident.
Are IMT and the deposit the same cash?
No. The deposit covers what the bank does not fund. IMT and Stamp Duty are due at the deed, usually outside the loan. Reserve both. Estimate them in the [IMT guide](https://marketing.cavalcanti.team/en/imt-stamp-duty?hsLang=en) and the [buying-costs guide](https://marketing.cavalcanti.team/en/portugal-property-buying-costs?hsLang=en).
Does CRT handle the mortgage?
No. AMI 18470: real-estate brokerage, not a bank and not credit intermediation. The [mortgage guide](https://marketing.cavalcanti.team/en/mortgage-buying-home-portugal?hsLang=en) has the payment simulator and the request form for a partner intermediary.
General orientation — not tax, legal or banking advice. Confirm with qualified professionals. Cavalcanti RealEstate Team · AMI 18470.
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