Mortgage rates are not directly comparable across countries — fixed periods, valuation methodologies, prepayment penalties and currency-denomination all change the real cost of debt. The table below is an indicative mid-2026 snapshot of headline residential mortgage rates and standard LTVs for resident borrowers in each market. Use it for orientation, not for underwriting.
Top global real estate destinations
| Country | Currency | Typical fixed (3–5 yr) | Variable | Standard LTV | Notes |
|---|---|---|---|---|---|
| United Arab Emirates | AED | 4.20–4.75% | EIBOR + 1.45–1.75% | 80% (1st prop ≤ AED 5M) | Non-resident 60% LTV |
| United Kingdom | GBP | 4.20–4.95% | BoE + 1.00–1.50% | 75–85% | 2 and 5-year fixes dominate |
| United States | USD | 6.25–7.00% (30-yr fixed) | SOFR + 2.50–3.00% | 80% conforming | Conforming limit ~USD 766K |
| Canada | CAD | 4.80–5.50% | Prime + 0.10–0.50% | 80% (insured 95%) | 5-yr fixed standard |
| Australia | AUD | 6.10–6.70% | RBA + 2.20–2.80% | 80% | Owner-occupier P&I |
| Singapore | SGD | 3.10–3.60% | SORA + 0.80–1.20% | 75% (first loan) | 75% LTV on first property |
| Germany | EUR | 3.40–3.90% (10-yr fixed) | n/a | 80% | 10–15 yr fixes are standard |
| France | EUR | 3.20–3.80% (20-yr fixed) | n/a | 80% | Long fixed terms |
| Spain | EUR | 3.30–3.90% | Euribor + 1.00–1.50% | 70% (non-residents 60%) | Notary + tax ~10% on top |
| Portugal | EUR | 3.30–3.95% | Euribor + 0.95–1.40% | 80% (residents) | Golden Visa removed for residential |
| Switzerland | CHF | 1.80–2.40% (5-yr fixed) | SARON + 0.80–1.20% | 80% (65% on 2nd home) | Amortisation to 65% required |
| Hong Kong | HKD | 3.60–4.20% | HIBOR + 1.30–1.50% | 70% (≤ HKD 10M) | LTV reduces for higher values |
Selected African markets
| Country | Currency | Typical rate | Standard LTV | Notes |
|---|---|---|---|---|
| Morocco | MAD | 4.80–5.80% | 70% | 20–25 yr terms common, EUR-pegged feel |
| Mauritius | MUR | 5.50–7.00% | 80% (residents) / 60% (non-residents) | USD/EUR mortgages available from select banks |
| Ghana | GHS / USD | GHS 24–30% / USD 11–14% | 60–70% | USD-denominated mortgages are the realistic route for diaspora and international buyers; tenors typically 10–15 years |
| Nigeria | NGN / USD | NGN 28–35% / USD 12–15% | 50–70% | Federal Mortgage Bank rates lower for primary residence; private market dominates prime |
| Egypt | EGP | 22–28% | 60–80% | EGP rates track CBE policy; FX volatility material |
| South Africa | ZAR | Prime ± 0.5% (currently ~11.25–12.25%) | 90% (residents) / 50% (non-residents) | 20-year terms standard |
| Kenya | KES / USD | KES 14–17% / USD 9–12% | 70–90% | KMRC has supported lower-rate market; USD loans more common at prime |
| Rwanda | RWF / USD | RWF 16–18% / USD 9–11% | 70% | Limited institutional mortgage depth |
| Tanzania | TZS / USD | TZS 15–18% / USD 8–11% | 60–80% | USD mortgages typical for expats, especially Zanzibar tourism stock |
| Uganda | UGX | 16–19% | 70% | Mainly UGX-denominated |
| Botswana | BWP | 7.50–9.00% | 90% (residents) | Stable, low-volatility market |
How to read these numbers honestly
- Headline vs all-in: African and frontier markets quote a "rate" that often excludes arrangement fees of 1–2.5% and mandatory life cover. The UAE and UK are unusually transparent in headline pricing.
- Currency matters more than rate: a 12% USD mortgage in Ghana can be cheaper in true terms than a 6% GHS mortgage if the cedi weakens 15% during your hold.
- LTV caps the deal: a 50% non-resident LTV at 4% can require more equity than an 80% resident LTV at 6%.
- Fixed-period length: A US 30-year fixed is a fundamentally different product from a UAE 3-year fixed or a German 10-year fixed. Compare like with like.
Practical guidance for cross-border buyers
- Borrow in the currency you earn in where possible. A UAE resident buying London property in GBP carries FX risk on every payment.
- For African investment property, USD-denominated finance from local banks with international parents (Stanbic, Ecobank, Standard Chartered, Absa) is usually the cleanest route.
- Stress-test for a 200 bps rate rise. Most central banks remained restrictive through 2025–2026 and the path back to lower rates is data-dependent.
- Use mortgage brokers in each market — direct-to-bank rates are rarely the best available.
For introductions to vetted mortgage brokers in any of the markets above, including USD lenders for African diaspora investors, contact our advisory team.
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