How Much Deposit Do You Need to Buy Property Abroad? Down Payments by Country (2026)
Published on: June 17, 2026
If you have searched "how much deposit to buy property abroad" you have probably ended up more confused than when you started. One article tells you Spain needs 30%. Another says you only need a few thousand euros to "reserve" a home. A Dubai broker quotes you 20%, then a bank quotes you 40%. None of them are lying, they are just describing three completely different payments, and almost nobody puts them in one place.
This guide fixes that. We break down the three deposits every cross-border buyer actually pays, then give you a single country-by-country table for 2026 so you know the real cash you need on day one.
Note: Figures below are typical 2026 market and regulatory ranges for foreign buyers. Lender policy, your residency status, your nationality and the property type all move these numbers. Always confirm the exact figure with the specific bank or developer before you commit funds.
The three "deposits", and why they get confused
Before any table makes sense, you have to separate these:
1. The reservation (or booking) deposit. A small, often refundable or partly-refundable amount you pay to take a property off the market while paperwork and checks happen. Think hundreds to a few thousand euros, or a small percentage on off-plan. This is not your equity contribution.
2. The exchange / contract deposit. Paid when you sign the binding preliminary contract (Spain's arras, Portugal's CPCV, Italy's compromesso). This is usually 10% of the price and is typically forfeited if you walk away, and in many countries the seller owes you double if they walk away.
3. The mortgage down payment (your equity). The gap between what the bank will lend (the loan-to-value, or LTV) and the full price. If a bank lends 70% LTV, your down payment is 30%. This is the big number, and for non-residents it is almost always larger than for locals.
Cash buyers skip #3 entirely. Mortgage buyers pay a version of all three, but the exchange deposit is part of, not on top of, the down payment.
The master table: deposit and down payment by country (2026)
| Country | Reservation deposit | Exchange/contract deposit | Non-resident mortgage down payment | Notes |
|---|---|---|---|---|
| Spain | €3,000–€6,000 or ~1% | ~10% (arras) | 30–40% (LTV 60–70%) | Non-EU buyers with unverifiable credit can be capped at 50% LTV (40%+ down). |
| Portugal | ~€5,000–€10,000 at CPCV | 10–30% (negotiable, part of price) | 30–40% (LTV 60–70%) | Strong banking relationships occasionally unlock higher leverage. |
| France | ~5–10% at compromis | 5–10% | 20–30% (LTV 70–80%) | Comparatively generous to non-residents with clean documentation. |
| Italy | Small holding deposit | ~10–20% (caparra) | 40–50% (LTV 50–60%) | Among the higher deposit requirements in Western Europe for foreigners. |
| Greece | €2,000–€10,000 | ~10% | 40%+ (LTV up to ~60%) | Many foreign buyers go cash, partly because of the Golden Visa route. |
| Dubai / UAE (ready) | 5–10% (MOU/booking) | n/a | 35–40% non-resident; 20–30% resident expat | Central Bank caps: resident expat 20% under AED 5M, 30% above. |
| Dubai / UAE (off-plan) | 5–10% booking | Spread over construction | Mortgage capped at 50% LTV | Most off-plan is funded by developer payment plans, not a single down payment. |
| Turkey | Negotiable, often modest | Negotiable | Often cash; foreign mortgages limited | Many international buyers purchase outright; citizenship-by-investment buyers always cash. |
Spain, the most-searched market
For a non-resident, Spanish banks typically lend 60–70% of the lower of purchase price or bank valuation (tasación), so plan for a 30–40% down payment. On a €200,000 property, a non-resident realistically needs roughly €86,000–€126,000 in cash once you add taxes and fees. Before that, you'll usually pay a small reservation deposit and then ~10% as arras at the preliminary contract.
If you can become a Spanish fiscal resident, leverage improves dramatically, up to around 80% LTV (20% down), but residency is a tax decision, not just a paperwork one.
Portugal
Similar shape to Spain: non-residents see 60–70% LTV, so a 30–40% down payment, with the bank valuing on the lower of price or appraisal. The CPCV (promissory contract) signal is negotiable but commonly 10–30% of the price and is contractually serious, walking away can cost you that signal, and the seller who pulls out can owe you double.
Dubai & the UAE, where off-plan changes everything
This is the market that breaks the "one deposit" assumption hardest:
- Ready property, resident expat: 20% down under AED 5M, 30% above (Central Bank caps).
- Ready property, non-resident: budget 35–40%, because non-resident LTV is tighter and offered by fewer banks.
- Off-plan: banks won't mortgage off-plan above 50% LTV, and usually only once construction passes ~40%. In practice off-plan buyers don't take a normal mortgage at all, they pay a 5–10% booking deposit, then follow a developer payment plan tied to construction milestones, with a large balance due on handover. Funds must be your own verified money; gifted or seller-funded down payments are not accepted.
A genuine advantage of off-plan: the down payment is spread over time rather than demanded upfront, which suits buyers with strong cash flow but limited lump sums.
What you pay on top of the deposit
Your deposit is never the whole bill. Across most markets, add 8–15% in transaction costs on top of the price for:
- Transfer tax or stamp duty (varies hugely, Spain 6–10%, Dubai 4% DLD, etc.)
- Notary and land registry fees
- Legal fees (~1–1.5%, and you should use an independent lawyer)
- Mortgage arrangement, valuation and registration fees
- Currency conversion spread if you're funding from another currency
So when you model "how much cash do I need," the honest formula is: down payment + ~10% costs + a buffer for currency swings.
Frequently asked questions
What is the minimum deposit to buy property abroad?
There is no single minimum, it depends entirely on country, residency and property type. The reservation deposit can be as low as a few thousand euros, but your real equity requirement (the down payment) ranges from roughly 20% in France to 40–50% for non-residents in Italy, Greece or off-plan Dubai.
Is the reservation deposit refundable?
Sometimes partly, sometimes not, it depends on the contract. Reservation deposits are often refundable or transferable if checks fail; the larger exchange deposit (arras, CPCV, caparra) is usually forfeited if you back out. Read the clause before paying anything.
How much down payment do I need in Dubai as a foreigner?
For ready property, non-residents should budget 35–40%. Resident expats need 20% under AED 5M and 30% above. Off-plan is funded through a developer payment plan starting with a 5–10% booking deposit, with mortgage leverage capped at 50% LTV.
Do I need a bigger deposit if my income is in a different currency?
Often yes. Many European banks reduce the maximum LTV for buyers earning outside the euro to offset currency risk, which raises your required down payment. Euro-denominated or well-documented income improves your terms.
Can I get a mortgage abroad as a non-resident at all?
Yes, in most of these markets, but with lower LTVs, more documentation and a debt-to-income test (commonly your total debt payments must stay under ~35% of net income). A cross-border mortgage specialist can tell you your realistic loan amount before you start viewing.
Why we map this for every market
The "deposit" that confuses buyers is really three numbers wearing one name, and the gap between them is the difference between a few thousand euros to reserve a home and a six-figure equity cheque on completion day. Knowing which is which, market by market, is how you model the real cash requirement before you fall in love with a listing.
JanusHermes connects international buyers with vetted agencies and cross-border mortgage partners across 50+ countries, and lays the full purchase cost out, from the off-plan deposit to the hidden running costs and the currency conversion, so the number on screen is the number you'll actually pay. Explore listings and country intelligence on JanusHermes.
Deposit ranges, LTV caps and lender policy vary by bank, nationality and property type, and change over time. This is general information for international buyers, not financial advice. Confirm exact figures with the specific lender or developer before committing funds.
A note on the numbers: where no source is named, the market figures in this article (prices, yields, costs) are indicative estimates compiled from publicly available market data and industry reporting at the time of writing. Markets move and rules change, so treat them as a starting point and verify current figures with official sources before acting on them.
