Buying property in the UK (non-UK residents & expats)
Discover the ins and outs of buying a property in the UK as a non-resident, including who can buy in the UK and how to get a mortgage.
Buying in the UK can be more complicated as a non-resident, but it is possible. Learn about the process, or speak to one of our expert brokers to understand where you stand.
Who can buy property in the UK?
Buying a house in the UK is possible even if you’re not a UK citizen or are living and working abroad. This includes if you are:
An EU citizen
A non-EU citizen
Living and working abroad as an expat
A skilled worker living in the UK on a tier 2 visa
A foreign national
There are no legal restrictions on buying a house in the UK from abroad, but there are a few things to be aware of before you start the process.
You will be subject to more rigorous identification checks as a foreign national, so ensure you have all your documentation in order. This will include ID documents like a passport and proof of address.
You may also face different tax rules; for example, as a non-UK resident, you might be charged a higher rate for Stamp Duty. This is currently an additional 2% surcharge on top of the rates that apply to UK residents.
If you need a loan to purchase a property in the UK, you will need to get a mortgage with a UK lender.
Can I get a mortgage as a non-UK resident?
The biggest hurdle to buying a property in the UK is getting a mortgage if you need one. This is because getting a mortgage in the UK can be more complicated and expensive for non-UK residents.
The main reason for this is that it is harder to prove to lenders that you can pay the monthly mortgage payments. It can be easier to get a mortgage if you have:
Been a UK resident for at least two years
A permanent job
A UK bank account
A good UK credit history
You may need to provide a larger deposit if you do not meet these requirements, often at least 25% of the property value.
If you’re an expat living and working abroad you could still buy a property in the UK. There are specialist lenders and international services that may be able to help.
You may be able to get a mortgage if you’re an EU citizen buying a property in the UK.
You can get a mortgage in the UK as an EU citizen if you have:
a traceable credit history
lived in the EU for more than 3 years
a UK bank account
a permanent job in the UK
Registering to vote will also help.
You could get a joint mortgage if the other applicant is a UK national. You may have fewer deals to choose from as only certain lenders offer joint mortgages to a non-UK and a UK national.
Speaking to a mortgage broker can help you find a lender that will consider your situation.
Can expats get a mortgage in the UK?
If you're an expat, you can get a mortgage in the UK, but you will need a specialist mortgage product designed for expats.
Owning a home in the UK can offer you a safety net if you return to the UK. It can also help if you’re worried about house prices going up while you’re away.
Many lenders consider expats a slightly higher risk, so the lending criteria and deposit requirements may be stricter than standard mortgages.
Many high street lenders don’t offer expat mortgages, so it’s worth talking to an expert broker who can help you find the right deal and ensure you meet the criteria.
Types of expat mortgages
As an expat, you can take out:
A residential mortgage for you or a family member to live in
A buy-to-let mortgage if you want to rent it out while you’re away
Buy-to-let mortgages are a popular option for expats, especially if you do not plan to return to the UK. With a rental mortgage, you can let out the property to tenants and earn rent while you’re living abroad.
For this reason, there tend to be more buy-to-let mortgage products available to expats compared to residential mortgages.
What currency should you make your payments in?
It’s best to keep your payments in the currency you’re paid in. This protects you from changes to the exchange rate. However, be aware that not all lenders will accept foreign currency.
Some may agree to fix your exchange rate at an agreed rate for a set period. Those who do will do a stress test, which is a way to manage risk if the exchange rate goes up or down.
Lenders usually stress test against the currency losing 20% of its value. So, if you’ve paid in euros and earn €100,000 a year, they’ll accept 80% of your salary when working out your affordability.
This can affect how much you can borrow, so factor this in when you’re working out the size of the loan you’ll need and the properties you might be able to afford.
How to buy a property in the UK as a non-resident
The process of buying a property in the UK when you either don’t live in the UK or are a non-UK resident is broadly the same as for residents. Here’s a breakdown of the process:
Speak to a broker about your options as a non-UK resident
Find the property you want to buy
Make an offer and get it accepted
Find a UK conveyancer or solicitor who will deal with the legal side of things
Get a survey on the property carried out to check for issues
Pay your deposit
Agree on the date you’ll get the keys and move in (your conveyancer or solicitor will agree this with the seller)
Buying a property in the UK from abroad can be more complicated, so it is worth using a broker to help you. They can explain the process, outline what you’ll need to do to get a mortgage and help you find the best deals for you.
Buying property in the UK (non-UK residents) FAQs
You can get a mortgage in the UK if you’re an expat.
Owning a home in the UK can offer you a safety net if you return to the UK. It can also help if you’re worried about house prices going up while you’re away.
Many lenders consider expats low risk. So you’re more likely to be able to get a mortgage with similar terms to someone in the UK with a good credit score.
To get a mortgage, you’ll need:
at least a 5% deposit
to pass your lender’s affordability checks
Some lenders will also ask to see a UK passport and your UK bank account details.
Many expats get buy to let mortgages. There are more buy to lets than residential mortgages on offer to expats.
As an expat you can take out:
a mortgage for you or someone like a family member to live in
a buy to let mortgage if you want to rent it out
an onshore mortgage - for expats who have lived in the UK before
an offshore mortgage - for expats who cannot get an onshore mortgage. These often have bank arrangement fees of 1%
There are some UK lenders that provide mortgages to expats.
Often lenders who offer expat mortgages are not based in the UK.
Some building societies also offer expat mortgages.
These include:
Mansfield
Cambridge
Tipton
Fewer societies lend in Scotland so it can be easier to buy in England and Wales.
If you have a high net worth, private banks like Investec can also help you.
We do not yet offer mortgages for people outside of the UK.
You can speak to a mortgage adviser if you need more help, especially if you’re self employed.
It’s best to keep your payments in the currency you’re paid in. This protects you from changes to the exchange rate.
Not all lenders will accept foreign currency.
Some may agree to fix your rate at an agreed exchange rate for a set time. Speak to a mortgage adviser for help on what to do.
Those that do will do a stress test. A stress test is a way to manage risk if the exchange rate goes up or down.
Lenders usually stress test against the currency losing 20% of its value.
So if you earn €100,000 they’ll accept 80% of your salary when deciding how much you can afford to repay.
This can affect how much you can borrow.
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