Introduction.
Buying property in the UK from overseas, or while living here on a visa, narrows the choice of lender. It does not close it.
Lenders weigh where you live, the currency you are paid in, your residency status and your credit history. Each sets its own rules, and some of the strongest options are with lenders most buyers never hear of.
There are extra costs too. Buyers who are not UK resident pay a stamp duty surcharge in England and Northern Ireland, and owning property elsewhere in the world can bring further surcharges.
This guide explains how lenders assess international buyers, the paperwork to prepare and how the process works when you are thousands of miles away. Meetings can be held by video, at a time that suits your time zone.
The stamp duty surcharge for non-UK residents buying residential property in England or Northern Ireland.
01Who this guide is for.
International buyers fall into three broad groups. Lenders treat each one differently.
British expatriates
UK citizens living and working abroad, buying a home for their eventual return, a base for visits or an investment. Some lenders have dedicated expatriate products.
Foreign nationals living in the UK
People living and working here without settled status. Lenders look at visa type and the time remaining on it, how long you have lived in the UK and your UK credit history.
Overseas residents and investors
Non-UK citizens living abroad and buying in the UK, often to let or for family use. The choice of lenders is narrower and deposits are typically larger.
Settled status
If you hold indefinite leave to remain, settled status or British citizenship, most lenders will assess you much like any other UK resident.
02What lenders look for.
Beyond income and affordability, international cases turn on a handful of questions.
| Factor | What lenders consider | Why it matters |
|---|---|---|
| Residency | Where you live, and for how long you have lived there | Some lenders exclude certain countries entirely |
| Visa | Visa type, time remaining and time already spent in the UK | Minimum periods vary from lender to lender |
| Deposit | Commonly 25% or more for overseas residents | A larger deposit widens the choice of lender |
| Income | Employer, currency, country and how you are paid | Affects how much of it a lender will use |
| Credit history | UK credit file, or overseas credit reports | Some lenders lend without a UK credit history |
| Property | Type, location and intended use | Some lenders limit new-build or high-rise flats |
Build a UK footprint
A UK bank account, being on the electoral roll where eligible and a UK credit card used sensibly can all help over time.
Adviser’s note
Applying to the wrong lender leaves a mark on your credit file. We approach lenders we know will consider your circumstances first.
03Income in another currency.
Lenders protect themselves against exchange rate movements by using only part of income paid in another currency.
How lenders treat it
Each lender converts your income to sterling and then reduces it, sometimes by 20% or more. Some accept only certain currencies; others are more flexible for major currencies such as US dollars, euros or Gulf currencies pegged to the dollar.
Foreign currency protections
Where the mortgage is in a different currency from the income or assets you will repay it with, UK rules require lenders to give you protection against exchange rate risk. That can include a right to convert the loan into another currency, and warnings if exchange rate movements change the amount you owe by more than 20%.
Exchange rate risk
Changes in the exchange rate may increase the sterling equivalent of your debt, or the cost of your monthly payments.
An illustration
| Salary | US$200,000 |
| Converted at an illustrative $1.30 | £153,846 |
| After a 20% reduction | £123,077 |
| At 4.5 times income | £553,846 |
Illustrative only. Exchange rates, reductions and income multiples vary by lender and over time.
A typical reduction some lenders apply to foreign currency income. Others apply more, or less.
04Stamp duty for overseas buyers.
Non-UK residents pay an extra 2% on every band of stamp duty in England and Northern Ireland. Owning property anywhere else in the world can add the 5% higher rates as well.
| Buying a £1,500,000 home in England | Stamp duty | Effective rate |
|---|---|---|
| UK resident, replacing a main home | £93,750 | 6.3% |
| Non-UK resident, owning no other property | £123,750 | 8.3% |
| Non-UK resident, owning property overseas | £198,750 | 13.3% |
Rates from 1 April 2025. Standard bands: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% above. Scotland and Wales have their own taxes.
Who counts as non-resident
For stamp duty, residence is based on days spent in the UK, not your tax residence. Broadly, if you have not spent 183 days or more in the UK in a continuous twelve-month period around the purchase, you are likely to pay the surcharge.
Claiming it back
If you go on to spend 183 days in the UK in the year after you buy, you may be able to reclaim the 2% surcharge.
Worldwide property counts
The 5% higher rates apply if you will own more than one residential property anywhere in the world at the end of the purchase day, unless you are replacing your main home.
Take tax advice
The rules are detailed. Your solicitor or a tax adviser should confirm your position before you exchange contracts.
05Documents and buying remotely.
Almost every step can now be completed from abroad. The difference between a smooth case and a slow one is usually the paperwork.
- Passport, and visa or residence permit where relevant
- Proof of your overseas address
- Payslips, employment contract or employer’s letter
- Six months of bank statements showing salary credits
- Overseas tax returns, if self-employed
- Overseas credit report, where available
- Proof and source of deposit
- Certified translations of anything not in English
Certification
Some lenders and solicitors ask for documents to be certified, for example by a lawyer, notary or embassy where you live. We explain exactly what each lender needs before you start.
Video meetings
Consultations, updates and the mortgage offer review can all be handled by video, at a time that works in your time zone.
Solicitors
Your UK solicitor will verify your identity and may need additional checks on funds sent from abroad. Choosing a firm experienced with international buyers saves time.
Moving money
Large international transfers should be traceable from start to finish. Keep records of every step.
06Letting from overseas.
Many overseas buyers plan to let their UK property. Buy-to-let lending for overseas landlords is available from a smaller group of lenders.
Lender requirements
Expect a larger deposit and, often, a requirement to use a UK letting agent. Rental income must usually meet a stress test set by the lender.
Non-Resident Landlord Scheme
If you live abroad for six months or more a year, your letting agent or tenant must usually deduct basic rate tax from the rent, unless HMRC approves you to receive it without deduction.
Selling later
Non-UK residents are liable to UK capital gains tax on UK property. A return must normally be filed, and any tax paid, within 60 days of completion.
Owning through a company
Buying through a company can be an option. It brings different lending, tax and reporting obligations, including the Annual Tax on Enveloped Dwellings for some properties worth over £500,000.
07How the process works.
This is how we take an international purchase from first call to completion.
Initial consultation
By video or phone, we understand where you live, how you are paid and what you would like to buy.
Free · in your time zoneLender shortlist
We identify lenders that accept your residency, currency and visa status, and the deposit each expects.
Whole of marketDocuments
We tell you exactly what each lender needs, including any certification or translation.
Checked by us firstAgreement in principle
So you can make an offer with confidence, even before you travel.
Before you make an offerApplication and valuation
We manage the application, valuation and underwriting on your behalf.
Updates while you sleepOffer to completion
We work with your UK solicitor through to completion, and review the mortgage before your rate ends.
One point of contact08Illustrative cases.
A British couple in Dubai
Buying a home in the UK for their eventual return, with salaries paid in UAE dirhams.
- Challenge
- Mainstream lenders declined non-resident applicants
- Approach
- Lenders with expatriate products, with income evidenced from employer letters and statements
- Outcome
- A sterling mortgage arranged entirely by video
A Skilled Worker visa holder
Two years into a role in London, buying a first UK home with a 15% deposit.
- Challenge
- Limited UK credit history and eighteen months left on the visa
- Approach
- Lenders that accept that visa type and time remaining
- Outcome
- Purchase completed on standard residential rates
These examples are illustrative and do not describe real clients.
09Questions and glossary.
Questions we are often asked
Can non-UK residents get a UK mortgage?
Yes, from a smaller range of lenders. Deposits are typically larger and the documentation more extensive.
Do I need a UK credit history?
Not always. Some lenders rely on overseas credit reports and bank statements instead.
Can everything be done remotely?
In most cases, yes. Some documents may need to be certified where you live.
Can I borrow in another currency?
A few lenders offer loans in currencies other than sterling. We will explain the risks and protections before you decide.
Glossary
- Expatriate
- A UK citizen living and working abroad.
- ILR
- Indefinite leave to remain: settled status in the UK.
- SDLT
- Stamp Duty Land Tax, in England and Northern Ireland.
- Surcharge
- The extra 2% stamp duty for non-UK residents.
- Higher rates
- The extra 5% for additional properties.
- NRL scheme
- HMRC’s Non-Resident Landlord Scheme.
- Certification
- A professional confirming a copy matches the original.
- ATED
- Annual Tax on Enveloped Dwellings.
Related: Foreign Nationals · All guides · Calculators