Expat mortgages

Buying a UK property while living abroad narrows your mortgage options significantly. The lender pool is smaller, the income evidence is more complex, and since April 2021 non-UK-resident buyers pay a stamp duty surcharge.

Last checked 13 September 2026. Editor: Kris · editorial standards

Six sections. Each anchored to a first-party source, checked 13 September 2026.

1. Two different situations

Expat mortgage is used loosely for two different applicants. The first is a UK national living abroad who wants to buy a UK property — to rent out, return to, or purchase for a family member. The second is a foreign national who wants to buy UK property. Lenders apply different criteria to each case, so it matters which you are. UK nationals living abroad generally have a wider lender pool; foreign nationals may face restrictions linked to visa type, residency, and income currency.

2. Non-UK resident stamp duty surcharge

Buyers who are not resident in the UK pay a 2% Stamp Duty Land Tax surcharge on top of the standard rates and any additional-property surcharge, in England and Northern Ireland. Residency for this purpose is determined by whether you were present in the UK for at least 183 days in the 12 months before the completion date (GOV.UK — SDLT non-UK resident surcharge). The surcharge is refundable if you subsequently become UK resident within 12 months of completion and live in the property as your main home for at least 183 days in a 12-month period. Use the stamp duty calculator to estimate your full liability.

3. Why the lender pool is small

Most mainstream UK lenders require the applicant to be resident in the UK. The reasons are practical: verifying overseas income is harder; enforcing a debt against a person in another country is more difficult; anti-money laundering requirements are more onerous for international applicants; and the currency risk (income in one currency, loan in another) creates affordability uncertainty. A specialist expat mortgage broker knows which lenders currently operate in this market and their eligibility criteria, saving significant application time.

4. Buy-to-let versus residential

For expat buyers who do not intend to live in the UK property immediately, a buy-to-let mortgage is often more accessible than a residential mortgage. Buy-to-let lending in this context is usually unregulated (you are not occupying the property), which removes some FCA-mandated protections but also some restrictions. The rental income coverage test typically requires the expected rent to exceed the stressed monthly interest payment by a stated margin. Check with a broker whether a buy-to-let or residential product is more appropriate for your situation and intended use.

5. Income evidence from overseas employers

Evidence standards for overseas income vary by lender. Common requirements include: three to six months of payslips translated into English; the last two years of tax returns from the country of employment; a letter from the employer confirming salary, contract type, and length of service; and sometimes a copy of the employment contract. Income paid in a foreign currency will be converted by the lender at a stated exchange rate, often with a discount applied for currency risk. Income from countries the lender considers high-risk for money laundering purposes may be declined entirely.

6. What to tell a broker

Give the broker: your country of residence and citizenship; your visa or right-to-reside status in that country; your income currency; whether you intend to occupy the UK property or let it; and when you last lived in the UK. An expat mortgage broker can match you to lenders whose current criteria suit your specific combination of nationality, residency, and income source. At the first meeting the broker must confirm the range of lenders it can access and any fee it charges (MCOB 4.4A.1R and 4.4A.8R).

More guides

General information, not advice. Mortgage Brokers List is a directory and a set of free tools. Only an FCA-authorised adviser can recommend a mortgage for your circumstances. See our editorial standards.