{"id":25937,"date":"2023-05-07T09:00:00","date_gmt":"2023-05-07T07:00:00","guid":{"rendered":"https:\/\/blog.urbanitae.com\/?p=25937"},"modified":"2026-03-13T13:40:20","modified_gmt":"2026-03-13T12:40:20","slug":"o-que-e-o-loan-to-value","status":"publish","type":"post","link":"https:\/\/blog.urbanitae.com\/pt-pt\/2023\/05\/07\/o-que-e-o-loan-to-value\/","title":{"rendered":"O que \u00e9 o Loan-to-Value (LTV) e por que \u00e9 importante num investimento imobili\u00e1rio?"},"content":{"rendered":"\t\t
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O loan-to-value (LTV)<\/strong> \u00e9 um dos principais r\u00e1cios financeiros utilizados no setor imobili\u00e1rio e na concess\u00e3o de hipotecas. Este indicador mede o n\u00edvel de risco de uma opera\u00e7\u00e3o ao comparar o montante do empr\u00e9stimo com o valor do ativo que o garante.<\/p>

Em termos simples, o LTV indica que percentagem do valor de um im\u00f3vel \u00e9 financiada por d\u00edvida. Quanto maior for essa percentagem, maior ser\u00e1 o risco assumido pelo credor.<\/p>

A f\u00f3rmula \u00e9 a seguinte:<\/p>

LTV = (Montante do empr\u00e9stimo \/ Valor do im\u00f3vel) x 100<\/strong><\/p>

Por exemplo, se uma habita\u00e7\u00e3o vale 100.000 \u20ac<\/strong> e o banco concede um empr\u00e9stimo de 80.000 \u20ac<\/strong>, o LTV ser\u00e1 de 80%<\/strong>.<\/p>

Que LTV \u00e9 habitual numa hipoteca?<\/h2>

Em Espanha, o mais comum \u00e9 que os bancos financiem at\u00e9 80% do valor de avalia\u00e7\u00e3o<\/strong> de uma habita\u00e7\u00e3o habitual, o que implica um LTV m\u00e1ximo de 80%<\/strong>.<\/p>

  • LTV inferior a 60%<\/strong> \u2192 Risco baixo<\/p><\/li>

  • LTV entre 60% e 80%<\/strong> \u2192 Risco moderado<\/p><\/li>

  • LTV superior a 80%<\/strong> \u2192 Risco elevado<\/p><\/li><\/ul>

    Quanto menor for o LTV, maior ser\u00e1 a margem de seguran\u00e7a perante poss\u00edveis quedas no valor do im\u00f3vel.<\/p>

    O Loan-to-Value (LTV) no crowdlending imobili\u00e1rio<\/h2>

    No crowdlending imobili\u00e1rio<\/strong>, o LTV \u00e9 um indicador-chave para avaliar a prote\u00e7\u00e3o do investidor. Um LTV baixo implica que o valor das garantias supera amplamente o montante do empr\u00e9stimo concedido.<\/p>

    Como explic\u00e1mos nos projetos de crowdlending imobili\u00e1rio, \u00e9 fundamental contar com um bom n\u00edvel de garantias. Quando a Urbanitae concede um empr\u00e9stimo ao promotor, analisa-se de forma muito rigorosa a capacidade desse promotor para o reembolsar. Al\u00e9m disso, s\u00e3o apresentadas garantias para que, caso o promotor n\u00e3o consiga pagar, estas respondam pelo empr\u00e9stimo. Assim, os investidores n\u00e3o ficam desprotegidos.<\/p>

    N\u00e3o existe uma f\u00f3rmula \u00fanica para calcular o LTV a partir do valor das garantias, uma vez que o LTV \u00e9 calculado dividindo o empr\u00e9stimo pelo valor da propriedade, e as garantias nem sempre correspondem ao valor total da propriedade.<\/p>

    No entanto, \u00e9 poss\u00edvel estimar o LTV a partir do valor das garantias e do valor da propriedade. Para isso, deve-se somar o valor das garantias ao valor da propriedade e depois dividir o empr\u00e9stimo por esse valor total. Por exemplo, se o valor da propriedade for de 200.000 euros<\/strong> e for fornecida uma garantia adicional no valor de 50.000 euros<\/strong>, o valor total ser\u00e1 de 250.000 euros<\/strong>. Se o empr\u00e9stimo for de 150.000 euros<\/strong>, o LTV ser\u00e1 de 60%<\/strong> ((150.000 \/ 250.000) x 100).<\/p>

    O caso do projeto C\u00edvitas<\/strong>, o maior projeto de crowdlending imobili\u00e1rio financiado em Espanha, \u00e9 algo diferente. Neste caso, os investidores da Urbanitae juntaram-se para conceder um empr\u00e9stimo de 5 milh\u00f5es de euros<\/strong> \u00e0 C\u00edvitas. Este empr\u00e9stimo est\u00e1 garantido por quatro promo\u00e7\u00f5es da C\u00edvitas: estas s\u00e3o as garantias. Em conjunto, essas quatro promo\u00e7\u00f5es ir\u00e3o gerar um fluxo de caixa livre de 12,2 milh\u00f5es de euros<\/strong>.<\/p>

    Assim, as garantias (12,2 milh\u00f5es de euros<\/strong>) representam mais de 240%<\/strong> do valor do empr\u00e9stimo. No projeto C\u00edvitas, o loan-to-value foi calculado dividindo o empr\u00e9stimo por este valor das garantias: o resultado foi um LTV de 41%<\/strong>.<\/p>

    Diferen\u00e7a entre Loan-to-Value (LTV) e Loan-to-Cost (LTC)<\/h2>

    Embora sejam frequentemente confundidos, o LTV<\/strong> e o LTC<\/strong> n\u00e3o medem a mesma coisa:<\/p>

    O LTV<\/strong> compara o empr\u00e9stimo com o valor do ativo.
    O LTC<\/strong> compara o empr\u00e9stimo com o custo total do projeto.<\/p>

    Nas promo\u00e7\u00f5es imobili\u00e1rias, o LTC \u00e9 especialmente relevante porque permite analisar o n\u00edvel de alavancagem em rela\u00e7\u00e3o ao or\u00e7amento total da opera\u00e7\u00e3o.<\/p>

    Conclus\u00e3o<\/h2>

    O Loan-to-Value (LTV)<\/strong> \u00e9 um dos principais indicadores de risco em qualquer financiamento imobili\u00e1rio. Compreender como \u00e9 calculado e que n\u00edveis s\u00e3o razo\u00e1veis permite tomar decis\u00f5es mais informadas, tanto em hipotecas tradicionais como em projetos de investimento imobili\u00e1rio.<\/p>

    Perguntas frequentes<\/h2>

    \u00c9 melhor um LTV alto ou baixo?<\/strong>
    Um LTV baixo reduz o risco da opera\u00e7\u00e3o e costuma implicar melhores condi\u00e7\u00f5es financeiras.<\/p>

    O LTV afeta a taxa de juro?<\/strong>
    Sim. Quanto maior for o LTV, maior ser\u00e1 o risco assumido pelo credor, o que pode traduzir-se numa taxa de juro mais elevada.<\/p>

    O LTV \u00e9 calculado com base no pre\u00e7o de compra ou no valor de avalia\u00e7\u00e3o?<\/strong>
    Normalmente, \u00e9 calculado com base no menor valor entre o pre\u00e7o de compra e o valor de avalia\u00e7\u00e3o.<\/p><\/div><\/div><\/div><\/div><\/div><\/div><\/article>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"

    https:\/\/youtu.be\/WFnDKg6y7cM O loan-to-value (LTV) \u00e9 um dos principais r\u00e1cios financeiros utilizados no setor imobili\u00e1rio e na concess\u00e3o de hipotecas. Este indicador mede o n\u00edvel de risco de uma opera\u00e7\u00e3o ao comparar o montante do empr\u00e9stimo com o valor do ativo que o garante. Em termos…<\/p>\n","protected":false},"author":1,"featured_media":37425,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_lmt_disableupdate":"","_lmt_disable":"","footnotes":""},"categories":[853],"tags":[1003,1015,854],"class_list":["post-25937","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-aprenda-a-investir","tag-crowdlending-pt-pt","tag-divida-imobiliaria","tag-educacao-financeira"],"yoast_head":"\nO que \u00e9 o Loan-to-Value (LTV) e por que \u00e9 importante num investimento imobili\u00e1rio? - Urbanitae Blog<\/title>\n<meta name=\"description\" content=\"Se contraiu uma hipoteca, talvez saiba o que \u00e9 o loan-to-value. 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