Mortgage to buy property abroad in 2026: 24 countries compared
Where banks lend to non-residents without a residence permit, what deposit and income you need, what the deal costs, when a developer payment plan works better and where a mortgaged flat gives the right to live.
In short
- Without a residence permit banks lend in Georgia, the UAE, Spain, Italy, Portugal, Greece, Turkey, Armenia and Malaysia; with conditions in Serbia, Montenegro, Bulgaria, Cyprus, Germany, Croatia, Hungary and Thailand; to residents in Poland, Latvia and Kazakhstan.
- Deposit for a non-resident is usually 30-50%, from 10-30% in Armenia and from 20% in Serbia.
- Lowest rates are in Spain and Serbia, 3-4.5% in euros; in Turkey 2.5-3.2% a month in lira.
- Residence for a mortgaged flat: the UAE, Georgia from $150,000, Turkey from $200,000 and Serbia.
- A developer payment plan without an income check is the main alternative to a loan in Turkey, the UAE, Georgia and Armenia.
In detail
A mortgage to buy property abroad is easier to get than many expect: in Georgia, the UAE, Spain, Turkey and Armenia banks lend to non-residents without a residence permit and accept income earned in another country. The terms are stricter than for locals, though: a 30-50% deposit, a shorter term and a careful check of where the money comes from. Below: 24 countries compared, the costs of the deal, a developer payment plan as an alternative to a loan, and which purchases come with a residence permit.
Mortgages for foreigners: 24 countries compared
| Country | For non-residents | Deposit | Rate and term | Residence for the purchase |
|---|---|---|---|---|
| Georgia | yes, without a residence permit | 30-40%, from 15% with income in Georgia | from 8% in dollars for 10 years, about 12% in lari for 20 years | from $150,000 by valuation |
| UAE | yes, without a residence permit | 40-50% | 4.85-5.5%, up to 25 years | a 2-year visa for any ready flat, 10 years from $550,000 |
| Spain | yes, without a residence permit | 30-40% plus 10-12% for taxes | 3-4.5%, up to 20-25 years | not since April 2025 |
| Italy | yes, without a residence permit | 40-50% | about 3.7-4.7% in euros, up to 20-25 years | no |
| Portugal | yes, without a residence permit | 20-30%, more often 30% for people living outside the EU | about 4-5% in euros, up to 30 years | not since October 2023 |
| Greece | yes, without a residence permit | 35-50% | from 2.9% fixed, 4-5.5% variable, up to 15-25 years | from $450,000 and only with your own money |
| Turkey | yes, without a residence permit | 30-50% of the valuation | 2.5-3.2% a month in lira, up to 10 years | from $200,000; citizenship from $400,000 |
| Armenia | yes, without a residence permit | 10-30%, more often 20-30% for non-residents | 13-15% in dram, up to 30 years | no |
| Malaysia | yes, without a residence permit | 30-40% | 4.25-5% in ringgit, 25-30 years | through the second home programme: a deposit from $150,000 and a home |
| Serbia | a few banks, at a higher rate | from 20% | about 4.5% in euros, up to 30 years | yes, with no minimum price |
| Bulgaria | a few banks, more often with a residence permit | 30-50% | about 3.5-5% in euros, up to 30 years | from $350,000 of investment |
| Montenegro | a few banks, more often with a residence permit | 40-50% | 4-7% in euros, up to 20 years | from $170,000 of tax value |
| Cyprus | yes; from outside the EU more often with a residence permit | 30-50% | 4.5-4.75% in euros | permanent, for a new home from $340,000 |
| Germany | rarely, an address and an account in the country are needed | 40-50%, from 0-20% for residents | 3.6-4% for 10 years | no |
| Croatia | yes; from outside the EU with Ministry of Justice consent | 30-40%, from 10% for residents | 3.03% on average in euros, up to 30 years | no |
| Hungary | a few banks, a purchase permit is needed | 30-40%, from 50% in euros | about 6.6% in forint | no, only a fund from $280,000 |
| Thailand | a few banks, flats only | 30-50% | 5.5-8.5% in baht, up to 30 years | no |
| France | yes, without a residence permit | 20-30%, 10-15% for residents | 3.31%, up to 25 years | no |
| United Kingdom | yes, some banks and specialist lenders | 25-40%, 10-25% on a visa | 5.6-5.7% fixed for 2-5 years | no |
| USA | yes, through foreign national programmes | 25-40% | 7.28% on average for 30 years, higher for non-residents | no |
| Poland | for residents: a residence card and income in zloty | from 20% | 5.5-6.5% in zloty, up to 35 years | no |
| Latvia | rarely, income in Latvia or the EU is needed | 30-40%, from 10% for residents | 4.18% on average in euros, up to 30 years | not since 15 September 2026 |
| Kazakhstan | for residents: a residence permit and income in the country | from 20% | from 19% in tenge | no |
| Czech Republic | for residents: residence and income in the country | from 20%, up to 40% with temporary status | 4.99% in koruna, up to 30 years | no |
Rates and terms are a 2026 guide based on major banks; the exact terms depend on your income, the loan currency and the bank. Detailed guides with banks, documents and the steps of the deal are linked in the table.
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Where non-residents can get a mortgage without a residence permit
- Without a residence permit, banks in Georgia, the UAE, Spain, Italy, Portugal, Greece, Turkey, Armenia and Malaysia lend. Income from abroad is accepted with an employer's letter, bank statements and tax returns.
- With conditions: Serbia, Montenegro, Bulgaria, Cyprus, Germany, Croatia, Hungary and Thailand. In Croatia a non-resident brings 30-40% of the price, and a buyer from outside the EU needs Ministry of Justice consent; in Hungary citizens of non-EU countries need a purchase permit, and a loan in euros covers no more than half the value. In Cyprus most banks lend to non-EU citizens once they have a residence permit, and in Germany the bank needs an address and an account in the country. In Montenegro and Bulgaria a few banks lend without a residence permit against a 30-50% deposit, and the rest ask for one. In Serbia a few banks lend to non-residents at a higher rate, while the standard programmes are for residents working in the country. In Thailand a few banks lend, only on a condominium flat, and the purchase money must arrive from abroad in foreign currency.
- For residents: Poland, Latvia and Kazakhstan. In Latvia banks lend to people who live and earn in the country or the EU. In Poland the bank needs a residence card and income in zloty. In Kazakhstan a foreigner needs a residence permit for both the mortgage and the flat itself, and income counts with 6 months of pension contributions in the country.
What income and documents you need
The bank looks not at your savings but at a stable income over the last 6-24 months and your debt load. In Spain all loan payments should not exceed 30-35% of net income, in the UAE and Serbia half of income, in Thailand about 40-50%. In the UAE the minimum income for a non-resident is from $4,100 a month, at some banks from $6,900.
- passport and, if you have them, a residence permit or a tax number in the country of purchase;
- a salary certificate or your company's accounts, tax returns for 1-2 years;
- statements for 6-12 months from the accounts your income goes to;
- a credit report from your country of residence;
- documents for the property and the bank's valuation report;
- translations into the country's language: sworn in Turkey, notarised in Armenia.
Banks count income in a currency other than the loan's with a margin for exchange rate swings, so the approved amount is lower than with a local salary. The loan usually has to be repaid by the time the borrower is 65-75.
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Costs of buying and owning
| Country | On purchase | Every year |
|---|---|---|
| Georgia | no tax, registration from $60 | 5% of rent if registered as a landlord |
| UAE | 4% Land Department fee and about 2% to the agent, only with your own money | no property tax, a yearly building service charge |
| Spain | 6-10% on resale, 10% plus stamp duty on a new build, about 1% to the notary and registry | property tax, wealth tax in most regions |
| Turkey | 4% registration tax, by law split with the seller | earthquake insurance every year |
| Armenia | no tax, small notary and cadastre fees | 0.05-1.5% of the cadastral value a year |
| Serbia | 2.5% on resale, tax already in the price of a new build | property tax, insurance |
| Thailand | 2% transfer fee, often split, 1% to register the mortgage | a building fund contribution, low land and building tax |
| Kazakhstan | ~$120 to the notary and ~$5 for registration | property tax, insurance |
On top of the price and the deposit, budget for the valuation, home and life insurance and the bank's fee. The most expensive deals are in Spain, where the purchase tax takes up to 10% of the price, and in the UAE, where since 2025 banks do not finance the Land Department fee and the agent's commission: they are paid with your own money together with the deposit. The cheapest are in Georgia, Armenia and Kazakhstan, with no purchase tax.
A mortgage abroad is approved when the documents are prepared for the bank's requirements
A foreign bank checks a non-resident more strictly than a local borrower: the income, the origin of the deposit money and the property itself. The most common mistakes: paying a booking fee before the loan is approved, not budgeting for the taxes and fees the bank does not finance, bringing income without transfers and statements, and buying a property that gives no residence permit. We match a country and a bank to your income and passport, prepare the documents, check the property and support the deal through to registration of ownership.
The cost of support depends on the country and the deal; a manager will calculate it in the chat.
Mortgage or a developer payment plan
Where a mortgage is expensive or unavailable to non-residents, new builds are bought on a developer payment plan. The developer does not check income or credit history and usually charges no interest, but the price on a plan is higher than for full payment.
| Country | Deposit | Plan term |
|---|---|---|
| Georgia | 10-30% | until completion, sometimes 1-3 years after |
| UAE | 10-20% on booking | by construction stage, with some developers 2-5 years after handover |
| Turkey | 30-50% | 12-36 months interest-free |
| Armenia | 10-30% | until completion, mostly interest-free |
| Kazakhstan | from 30% | 1-3 years interest-free, a residence permit is needed |
| Thailand | a booking fee and 25-30% during construction | the balance on handover, sometimes 1-3 more years |
| Serbia | by construction stage | usually 1-2 years, the full amount by completion |
The main risk of a payment plan is the developer. Before signing, check the building permit, the land rights and how past projects were delivered; in Turkey a contract before completion is signed at a notary. In the UAE payments go only to the project's escrow account, and in Spain the developer must protect the buyer's advances with a bank guarantee or insurance.
Does buying with a mortgage give you a residence permit
- UAE: since 29 April 2026 any ready flat in sole ownership gives a 2-year investor visa, and from $550,000 by valuation a 10-year Golden Visa. A mortgage is no obstacle: the bank issues a letter of consent.
- Georgia: a 1-year residence permit for a home worth more than $150,000 by valuation, 5 years for more than $300,000.
- Turkey: a residence permit from $200,000, citizenship from $400,000, but the loan part does not count towards the amount.
- Serbia: owning a home gives temporary residence with no minimum price, once it is entered in the cadastre.
- Spain, Armenia, Thailand and Kazakhstan: residence is arranged on other grounds, not through the purchase.
All countries where a home gives the right to live are in the review residency by property.
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How to choose a country for a mortgage
- You need a residence permit with the flat: the UAE, Georgia, Turkey, Serbia.
- You want a low rate and a long term: Spain and Serbia, 3-4.5% in euros for 20-30 years, with a strict income check.
- A small budget and a simple deal: Georgia and Armenia, with no purchase tax; a 50-square-metre flat in Tbilisi costs about $65,000-70,000.
- Buying to rent out: count the yield after tax. In the UAE there is no tax on rental income for individuals, in Georgia rent is taxed at 5%, and in Turkey the lira rate makes a loan expensive, so a payment plan is more common.
- You already live and work in the country: Kazakhstan and Thailand, where loans go mainly to residents.
How to choose a city and a property is in the review where to buy property abroad, with separate purchase guides, for example buying a flat in Georgia, in Turkey and in Spain.
Common mistakes
- Counting on a mortgage before choosing the country: in Kazakhstan a loan needs a residence permit, in Thailand the money must come from abroad in foreign currency.
- Taking a long loan in a local currency at a high rate: in Turkey at 2.5-3.2% a month in lira, the overpayment over 10 years is more than twice the loan.
- Leaving out taxes and fees: in Spain and the UAE they add 7-12% to the price and are not part of the loan.
- Buying a flat in Georgia for $130,000 hoping the valuation will reach $150,000 for residence: the valuation counts, not the price.
- Not checking the developer on a payment plan and signing without registration or a notary.
- Not preparing proof of where the deposit money comes from: the bank needs it even with a good income.
We will check your documents before you apply
We find weak spots in advance so you are approved the first time.
How Murblz helps
We match a country and a bank to your income and passport, prepare and translate the documents for the bank, check the property and the developer, support the deal and the registration of ownership, and arrange the residence permit if the purchase gives one. Mistakes cost more than support: a bank saying no after the booking is paid, taxes nobody counted and a property that gives no status. Property selection by country is in the property abroad section, and an expert will calculate the cost of support in the chat.
Mortgages for foreigners by country
Whether banks lend to non-residents, the deposit, rates, banks and transaction costs - in separate reviews:
- Mortgages for foreigners in Georgia in 2026
- Mortgages for foreigners in Serbia in 2026
- Mortgages for foreigners in Kazakhstan in 2026
- Mortgages for foreigners in Turkey in 2026
- Mortgage for foreigners in Spain in 2026
- Mortgage for foreigners in the UAE in 2026
- Mortgage for foreigners in Thailand in 2026
- Mortgage for foreigners in Armenia in 2026
FAQ
Can I get a mortgage for a property abroad?
Can I use a mortgage from my home country to buy property abroad?
What deposit do I need for a mortgage abroad?
Where is the cheapest mortgage abroad?
Can I get a mortgage abroad with income from another country?
Does a mortgaged flat abroad give a residence permit?
Is buying property abroad to rent out a good investment?
Mortgage or a developer payment plan: which is better?
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