Intro — yes, you can buy UK property from abroad (and we’ll make it practical)
Buying a home in the UK while living overseas feels impossible until you see a clear path. It is different from applying while resident, but it’s entirely doable with the right lenders, realistic expectations about rates and deposits, and a tidy documents pack. By the end of this guide you’ll have a short‑list of lender types that fit your nationality or visa, realistic rate and deposit expectations, a documents checklist tailored to your income type, guidance on whether to use a broker, and a step‑by‑step application timeline you can follow from abroad. ExpatsUK keeps an up‑to‑date lender notes page and a downloadable checklist so you can test‑drive the shortlist and compare peer experiences as you go.
1) Market snapshot: who lends to internationals today (and what “expat” really means)
Specialist lenders and a few expat‑friendly divisions dominate. High‑street banks generally limit offerings; building societies and specialist panels provide the majority of products. Expect three broad models: selective high‑street/large banks with strict criteria, specialist building societies or niche lenders (often broker‑only), and dedicated expat divisions such as HSBC Expat.
Two lenders currently in the market you should know: Dudley Building Society and Suffolk Building Society. Dudley has opened products to Skilled Worker visa holders, British expats and some foreign nationals, with residential deals around 80% LTV (example: a two‑year fixed at 4.90% and broker‑only caps around £750k). Suffolk offers British expats some high‑LTV options — certain residential products go up to 90% LTV (two‑year at 5.49%, five‑year at 5.55%) on capped loan sizes (e.g. up to about £650k at 90%, larger limits at lower LTVs).
Quick facts you can act on: many expat products sit at 80% LTV or lower, typical deposits for non‑UK income are 25–40%, buy‑to‑let products require larger safety margins and higher deposits, and loan caps vary by lender. If you have strong UK ties and GBP salary, you’ll be closer to standard products; if your income is overseas currency or self‑employed, expect to rely on specialist lenders or broker panels.
2) Shortlist lenders by situation: a fast decision flow
Use three decisive filters: nationality/visa status (are you a British national or a foreign national abroad?), income currency & source (GBP vs USD/EUR/other; salaried vs self‑employed), and purpose (residential move, buy‑to‑let or holiday let). Apply those filters and you’ll quickly narrow the field.
British expat on a GBP salary with clear UK ties: you may access higher LTVs. Look at Suffolk for 80–90% residential options on capped loan sizes, Dudley for broker‑mediated 80% deals, and standard high‑street expat divisions if you have recent UK credit history.
US or Australian citizen paid in USD/EUR while on assignment: major‑currency pay cheques are accepted by some expat lenders — notably HSBC Expat and specialist panels — but expect deposits of 25–40% and possible “haircuts” to foreign income. If your employer can route salary to a UK account, that helps. For practical steps on setting up accounts when you’re overseas, see how to open a UK bank account from overseas.
Self‑employed EU contractor paid in euros: plan for 25–40% deposits, 2–3 years of accounts or tax returns and a qualified accountant’s certificate. Specialist brokers are strongly recommended to match you to lenders that accept overseas self‑employed income.
Expat buy‑to‑let investor (personal name): stricter stress testing, UK service‑agent requirements and higher deposits are common. Aim to work with lenders experienced in expat BTL and specialist brokers who can show BTL panels and stress scenarios.
Quick test to decide broker or direct: if you’re self‑employed, on non‑GBP income, applying for BTL, seeking >£750k, or need high LTVs, start with a specialist broker. If you have simple salaried GBP income and a clear UK credit trail, approach expat divisions of big banks or building societies directly.
3) What you’ll likely pay: rates, deposits and fees (real numbers)
Expect an “expat premium” — typically 0.5–1.0% above comparable resident deals. In early‑2026 residential fixed rates for expat products broadly sit between about 3.5% and 4.35% for stronger cases; buy‑to‑let two‑year fixes are often around 4.99% or higher.
Examples from the market: Dudley has a two‑year residential fixed at about 4.90% (up to 80% LTV) and five‑year BTL lines around 5.15%. Suffolk lists two‑year residential fixes at 5.49% and five‑year at 5.55% on certain 90% LTV British‑expat products. Deposits are commonly 25–40% for many expat applicants, though British nationals with strong ties can sometimes access 80–90% LTV under strict caps.
Fees include product fees on many BTL deals (for example £1,499), standard valuation and solicitor costs, and possible broker fees — some brokers work fee‑free on commission; others charge clients. Always ask for a written fee disclosure.
Two worked examples (illustrative)
Example A — Residential repayment: £350,000 house, 25% deposit (loan £262,500) at 4.35% fixed, 25‑year term. Indicative monthly repayment ≈ £1,437 (repayment mortgage). This excludes solicitor, valuation and arrangement fees.
Example B — Buy‑to‑let interest‑only: £250,000 property, 30% deposit (loan £175,000) at 4.99% interest‑only. Monthly interest ≈ £728. Lenders will stress rental cover (commonly 125% of interest payments at a stressed rate), so check that projected rent comfortably exceeds this number.
Use a mortgage calculator and run a stressed scenario (+1% or the lender’s stressed rate) to check affordability — that simple step catches cases where the headline rate looks fine but margins are tight.
4) Documents and verification: what lenders actually ask for
Lenders want verifiable, stable income and a clear source for your deposit — the overseas paperwork is where most cases stall. Make verification straightforward and complete before you apply. For guidance on account options that make routing and verification simpler, check our list of Best UK bank accounts for expats.
For salaried applicants: employment contract, a recent employer letter confirming salary and length of contract, latest payslips (typically three months), recent bank statements showing salary credits, and any UK tax evidence if you pay UK tax. If your salary is paid overseas, show consistent transfers and note whether payments can be routed through a UK account.
For self‑employed contractors and business owners: two to three years’ accounts or tax returns, a qualified accountant’s certificate (from a recognisable firm or qualified accountant), business and personal bank statements, and contracts or invoices to demonstrate pipeline and continuity. Lenders typically insist on accountant letters that explain income extraction and confirm trading history.
Currency and country quirks: most lenders accept major currencies (USD, EUR, CHF) but may apply a haircut — commonly 10–25% or accepting 75% of the foreign income — to allow for exchange risk. Documents in another language will usually need certified translations; many lenders accept notarised or electronically certified copies for overseas applicants.
Deposit provenance: provide statements showing the build‑up of funds, sale completion paperwork if funds come from a property sale, or a formal gift letter and donor ID for gifted deposits. Prepare certified copies and scanned PDFs so underwriting can proceed without repeated international postage.
5) Broker vs DIY: when to use a specialist and what to ask
Use a specialist broker if you have complex income, are paid in foreign currency, are self‑employed, want a buy‑to‑let product, need whole‑of‑market access or are seeking niche, broker‑only deals. A good expat broker knows lender quirks, manages remote documentation across time zones and can save weeks of sifting.
Ask any broker for a written fee disclosure and for their panel list. Key questions: “Do you have experience with applicants from my country and currency? Which lenders would you approach first, and why? What are typical turnaround times and fees? Can you share recent similar cases?” Specialist names worth researching include Expat Mortgages UK, Mortgage Lane and John Charcol; ExpatsUK also lists vetted brokers and community feedback — see the UK bank accounts for expats: quick compare & how to open guide for related resources.
Short sample email to a broker (one paragraph): state your name, country of residence, nationality, property price and deposit, income type and currency, desired mortgage type and timeframe, and ask for a quick assessment of likely LTV and required documents. That single snapshot gets a helpful first pass fast.
6) Apply from abroad: a simple step‑by‑step timeline and checklist
- Research & shortlist lenders/brokers (1 week): consult ExpatsUK lender notes and book quick broker calls to check panels.
- Prepare documents and proof of deposit (1–2 weeks): gather ID, payslips/accounts, bank statements and certified translations if needed.
- Obtain an Agreement in Principle (AIP) / fact‑find (a few days to 2 weeks): via broker or direct lender to show estate agents/sellers you’re serious.
- Offer on property and instruct a UK solicitor/conveyancer (start as soon as offer accepted): choose a firm experienced with overseas buyers.
- Full application, valuation and underwriting (2–6 weeks): expect remote valuation options, further document requests and exchange‑rate queries.
- Mortgage offer, exchange and completion logistics: arrange international transfers, exchange currency at a sensible time and complete conveyancing tasks.
If declined, ask the underwriter for the specific reason, consider a broker to access a wider panel, consider adding a UK‑based co‑applicant or increasing your deposit, and always save the underwriter notes for the next approach.
- Shortlist 3 lenders/brokers using your three filters
- Get an AIP to guide offers
- Gather certified docs by income type (salaried vs self‑employed checklist)
- Appoint a UK solicitor with expat experience
- Budget for valuation, fees and a conservative exchange‑rate plan
- Use a mortgage calculator and stress the rate by +1% before committing
Start with the shortlists above, run the two worked examples using your numbers, and decide whether a specialist broker will save you time and money. For a ready checklist and lender notes you can print and take to broker calls, download the pack on ExpatsUK — and when our community message boards go live, post a short case to crowdsource recent lender experiences. For additional step‑by‑step guidance on documentation and account setup, see open a UK bank account as a foreigner — steps & docs and our Best UK Expat Bank Accounts 2026 — Compare & Apply guide.
Preparation is the difference between a delayed application and a completed purchase. Follow the steps here, gather clean evidence of income and deposit provenance, and you’ll turn a distant property purchase into a predictable, manageable process.