Visitors to the Algarve who decide to invest in a holiday or future retirement home may be surprised in the past to find that there were fewer choices here than in their home country for obtaining a mortgage.

However the last couple of years things have changed and speed on approving loans has increased. There are many banks now who are willing to offer mortgages to Nationals as well as foreigners.

For the latter we have to make a differenation between foreigers being Resident and living in Portugal and foreigners having a second home but preferring to have a Portuguese mortage for their Portuguese property.

Besides the National banks like:

• C.G.D. (Caixa Geral de Deposito)
• Millenium Bank
• BES
• BCI and others

there are still other foreign banks willing to provide mortgages. The following can be mentioned:

1. Barclays
2. Banco Totta e Azores, a Portuguese bank with branches abroad.
3. Jyske Bank
4. Deutsche Bank

Although some years ago most banks insisted that the property was held by an off-shore company, this now is no longer a requirement or even not permitted (Barclays).The offshore route was a common form of property ownership and has(d) several tax advantages that may outweigh the disadvantage of paying annual management charges (normally in the range of £ 500 - £ 1000 each year). An accountant or specialist tax advisor can provide advice on specific details of offshore company ownership. See my article on offshore companies.
Mortgages are available in a variety of European currencies but predominantly in EUROS. Interest rates are very reasonable at the moment of writing (October 2005) and are approx. including the spread around 3%.  Moreover, expenses related to setting up a mortgage is reduced; also as a life insurance is not always a requirement anymore. 

 The maximum loan available is most of the times related to the value of the property and is generally limited to 70% of the valuation value for non-residents or sales price whatever is the lowest. For Residents the percentage may go up to90%. Experts of the respective banks carry out valuations and local appointed and qualified lawyers or the bank will accompany the whole procedure.
Anyone applying for a mortgage will normally be required to provide proof of income, whether from employment, business, investments or pensions. Tax returns will also be required, although “non-status” mortgages are available in certain cases.

Portuguese nationals and anyone with the official “ Residencia “ card and a history in this country will have a wider choice by contacting a branch of one of the many Portuguese banks that have multiplied all over the Algarve in recent years. For younger people the bank may be willing to go up to 90% of the value of the property.

Portuguese nationals not older than 30 may be even able to get a mortgage for a period of 40 years.

Normally the minimum amount of the mortgage is at least € 75.000 and for foreigners it could go up to a maximum term of 20 years and sometimes will not be allowed to extend the borrower's 65 or 75th. birthday.

Finally, before making an application for any mortgage it is wise to ascertain and compare the level of associated costs in order to budget accurately for your purchase. Banks will pass on legal costs to borrowers, as legal fees in Portugal generally higher than elsewhere these costs may be considerable, and a lawyer can provide some estimate before committing to a purchase.
In addition, each bank charges for surveying and valuing the property, processing fees and arrangements fees. In order to reduce costs these valuation reports are specifically designed whether the property is suitable security for the loan you require.
Therefore, the valuation is neither a building survey nor a report on condition, both of which require a much fuller inspection. A surveyor should undertake this type of report.

Despite the cost involved, this service provides a useful check on construction quality and confirms that you are paying a fair market price for your home.

Your estate agent should be able to help you with getting you the information on which bank is best suitbale for your type of loan.