Overseas Mortgage Enquiry

International Loan-to-Value (LTV) Calculator

Use our free international Loan to Value calculator

Calculate the loan-to-value (LTV) ratio or percentage that you might require for an overseas mortgage using this free calculator.

Please note that this tool is only a rough guide.

For a more detailed view of your particular requirements based on your personal financial circumstances, please fill out our overseas mortgage evaluation enquiry form.

LTV calculator

Enter the details requested below to calculate your loan-to-value (LTV) mortgage percentage.

Your LTV (loan to value) is %

Your loan amount is

Via our lending sources in each country, loan-to-value, interest rates, and other borrowing criteria vary depending on an applicant’s current overall personal financial status, the type and value of the property, location, loan size, and whether they are purchasing in their own name or a local or offshore company name (if lending to a company is available in that country).

There are minimum mortgages & purchase prices in each country, but the maximum finance/loan to value available will depend on the location/country where the finance is required and where the applicant is currently located.

Example maximum loan to values in the current most popular countries:

  • Australia = 60%/70%
  • Canada = 65%
  • Cyprus = 60/70%
  • Dubai = 65%
  • France = 70%/80%
  • Germany = 60%/70%
  • Greece = 65%
  • Holland = 60%/70%
  • Ireland = 60%/65%
  • Italy = 60%
  • Monaco = 60%/70%
  • New Zealand = 60%/70%
  • Portugal = 70%/80%
  • South Africa = 50%/70% (SA Nationals/Expats max LTV 70%, otherwise max LTV 50%)
  • Spain = 60%/70%
  • Switzerland = 60%/65%
  • USA = 60%/65% (Florida = 65%/70%)

If a country is not shown, it is always worth contacting us to check if the situation has changed, OR if it is for a large loan (i.e., over £1 million), we can, through our overseas Private Bank lending sources, sometimes arrange these types of mortgages on a case-by-case basis regardless of the country (except if it is a war-torn or dubious country), subject to the type/valuation of the property and client’s overall personal financial circumstances etc.

Need a precise figure?

Calculator results are estimates only and should be used as a planning guide before speaking with a specialist. Lending criteria and subsequent interest rates vary by country and depend on an applicant’s overall personal financial profile, property location, property valuation, amount borrowed and loan-to-value (LTV).

Start your free assessment, save your progress and finish any time

What is Loan-to-Value (LTV)?

Loan-to-Value (LTV) is a financial term used to describe the ratio between the mortgage loan amount you require and the total value of the property you are purchasing. It is usually expressed as a percentage and helps lenders assess the risk associated with a loan.

When buying property as an expat or foreign national, a higher LTV ratio means greater risk to the lender. Because of this, lower LTV ratios generally give you access to a wider choice of mortgage options and possibly better lending terms.

Lending criteria and subsequent interest rates vary by country and will depend on an applicant’s overall personal financial profile, property location, property valuation, the amount borrowed and the loan-to-value.

How to work out Loan-to-Value

To calculate your loan-to-value, divide your required mortgage loan amount by the property value, and then multiply that figure by 100. If you are a prospective international buyer and already know how much cash you have saved for a deposit, you can easily calculate your LTV manually in three simple steps:

  1. Find your loan amount: Subtract your cash deposit from the property purchase price.
  2. Divide by the property value: Divide the required loan amount by the total property value.
  3. Convert to a percentage: Multiply the result by 100.

Example LTV calculation: If you want to buy a property worth €250,000 and you have a deposit of €50,000, you will need a mortgage of €200,000.

  • €200,000 ÷ €250,000 = 0.80
  • 0.80 x 100 = 80% LTV

Why LTV matters for overseas mortgages

Your local high-street bank rarely offers mortgages secured against a residential property located in another country. Therefore, you must apply either directly through a local bank in the country where you are purchasing, or utilise the services of an international specialist broker.

When arranging overseas property finance, international banks evaluate your application based on strict criteria:

  • Deposit source rules: Please note that some countries require that your deposit and any setup costs come from existing savings, not from additional borrowing.
  • Income verification: You must prove that you can afford the mortgage based on your net guaranteed personal/pension income after tax.
  • Rental income exclusions: Please note that some countries do not include existing or new rental income in their affordability calculations.

Expert tips for international property buyers

Involved in the overseas property market since 1982, Simon Conn works with overseas lending sources that understand local mortgage requirements. I recommend following these critical steps to protect your investment:

Include a finance clause: Ensure your independent lawyer inserts the wording “subject to mortgage finance” into the initial sales contract. This ensures that if your mortgage is declined or if there are any unforeseen legal or valuation issues with the property you are purchasing, your deposit is protected.

Protect your funds: Currency exchange rate fluctuations can significantly affect your final property price. Consider speaking with a foreign currency exchange specialist to lock in your exchange rate for your deposit.

Translate all documents: Never sign a contract in a foreign language that you do not fully understand. Always get a professional translation of the contracts.

Frequently asked questions

What is a Loan-to-Value (LTV) ratio?

LTV is the ratio between your required mortgage amount and the property’s total purchase price, expressed as a percentage. A lower LTV reduces the lender’s risk, which often gives you access to a wider choice of mortgages and better lending terms.

How do I calculate my LTV?

Subtract your cash deposit from the property price to get your required loan amount. Divide that loan amount by the total property value, then multiply by 100. (Example: A €200,000 loan on a €250,000 property equals an 80% LTV).

What criteria do banks use for overseas mortgages?

Alongside your LTV, banks verify your ability to afford the mortgage using your net guaranteed personal or pension income. Note that some countries require your deposit to come from existing savings rather than borrowed funds, and they may exclude rental income from their affordability calculations.

Speak to an overseas property finance specialist

Navigating international mortgages, legal contracts, and foreign banking protocols can be complex. With involvement in the overseas property market since 1982, arranging finance in over 50 countries, my team and I work alongside potential lending sources to offer relevant advice and research specific mortgage products based on your personal circumstances and requirements.

Request a Free Overseas Mortgage Assessment

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No obligation. We will review your calculation and get back to you with clear guidance based on your financial profile.

Spanish Mortgage Calculator

LTV calculator

Enter the details requested below to calculate your loan-to-value (LTV) mortgage percentage.

Your LTV (loan to value) is %

Your loan amount is

Via our lending sources in each country, loan-to-value, interest rates, and other borrowing criteria vary depending on an applicant’s current overall personal financial status, the type and value of the property, location, loan size, and whether they are purchasing in their own name or a local or offshore company name (if lending to a company is available in that country).

There are minimum mortgages & purchase prices in each country, but the maximum finance/loan to value available will depend on the location/country where the finance is required and where the applicant is currently located.

Example maximum loan to values in the current most popular countries:

  • Australia = 60%/70%
  • Canada = 65%
  • Cyprus = 60/70%
  • Dubai = 65%
  • France = 70%/80%
  • Germany = 60%/70%
  • Greece = 65%
  • Holland = 60%/70%
  • Ireland = 60%/65%
  • Italy = 60%
  • Monaco = 60%/70%
  • New Zealand = 60%/70%
  • Portugal = 70%/80%
  • South Africa = 50%/70% (SA Nationals/Expats max LTV 70%, otherwise max LTV 50%)
  • Spain = 60%/70%
  • Switzerland = 60%/65%
  • USA = 60%/65% (Florida = 65%/70%)

If a country is not shown, it is always worth contacting us to check if the situation has changed, OR if it is for a large loan (i.e., over £1 million), we can, through our overseas Private Bank lending sources, sometimes arrange these types of mortgages on a case-by-case basis regardless of the country (except if it is a war-torn or dubious country), subject to the type/valuation of the property and client’s overall personal financial circumstances etc.