If you’re a British expat, foreign national, or non-resident looking to buy or refinance a property in the UK, you may be wondering: can I actually get a mortgage while living abroad?

The good news is yes—you absolutely can.

But it’s not always easy, and most high street lenders won’t support you.

In this 2025 guide, we’ll walk you through how UK mortgages for expats and overseas clients work, what the lenders are really looking for, and how Willow Private Finance helps clients all over the world secure UK property finance without the stress.

Why Getting a UK Mortgage While Abroad Is Difficult

Most major UK banks are built to serve UK-based clients. When you apply as an overseas resident, you often run into issues like:

• Foreign currency income (e.g. AED, USD, SGD, HKD)
• Lack of UK credit history or address
• Different tax residency
• Complex employment structures
• Tighter compliance and ID checks

The result?

Many high street banks will automatically decline the application—or require you to attend an in-person meeting in the UK.

This is where a specialist mortgage broker becomes essential.

Who Can Get a UK Mortgage from Abroad?

Willow regularly helps the following types of clients secure UK property finance:

• British expats living abroad (e.g. Dubai, Singapore, Australia, USA)
• Foreign nationals with no UK citizenship or residency
• UK property owners living overseas and looking to remortgage or release equity
• International investors buying UK buy-to-let properties or holiday lets
• Clients with UK earnings paid abroad or paid in non-GBP currencies
• Professionals employed by multinational firms (oil & gas, tech, finance, etc.)

What Types of Property Can You Finance?

As an overseas applicant, you can secure mortgages for:

• Residential properties (primary or secondary homes)
• Buy-to-let investments
• Holiday lets
• Multi-unit freeholds or HMOs
• Property purchases via UK companies or SPVs

Some lenders will also support:

• Remortgaging existing properties
• Capital raising on UK assets
• Refinancing bridging or development loans

What Lenders Look For in Overseas Applicants

To get approved, you need to prove that you’re a viable borrower—even if you’re not based in the UK. That includes:

1. Proving Stable Income

Lenders will want:

• Employment contracts or payslips
• Bank statements showing consistent income
• Bonus structures or dividend payments (if applicable)
• Currency of payment and FX risk assessed

Some lenders are only comfortable with Tier 1 currencies (USD, EUR, SGD, CHF), while others are happy with AED, SAR, HKD and others—if your broker knows where to place it.

2. Understanding Your Residency & Tax Profile

Where you live and pay tax impacts which lenders can offer terms. A Willow broker will guide you through:

• UK vs non-UK residency
• Domicile and tax exposure
• Whether to apply as an individual or via a company

3. Loan-to-Value (LTV) Limits

Expect tighter limits for overseas clients. Most lenders cap LTV at:

• 60–75% for buy-to-let
• 50–65% for residential (if not a UK tax resident)
• Some offer 80%+ with strong profiles or private banks

4. Property Type & Location

Mainstream UK property is easier to place. Niche properties or non-standard construction may require a more specialist lender.

Required Documents (Typical List)

To get started, lenders usually require:

• Passport and proof of address
• 3–6 months’ bank statements
• 3–6 months’ payslips or company accounts (if self-employed)
• Tax return or employment contract
• Proof of deposit and source of funds
• Credit report (UK and/or local, depending on residency)

At Willow, we make this process simple—especially if you don’t have a UK solicitor, accountant, or bank account yet. We’ll guide you every step of the way.

How the Process Works

1. Initial Consultation
   You speak to a Willow expat finance specialist to discuss goals, budget, and location.
2. Case Packaging
   We collect and review your documents, then match your profile to the best-fit lenders across our network.
3. Decision in Principle (AIP)
   We secure an initial agreement—usually within 48–72 hours.
4. Valuation & Legal Work
   We coordinate the property valuation and instruct solicitors who are familiar with expat transactions.
5. Formal Mortgage Offer
   Typically issued in 1–3 weeks, depending on lender and case complexity.
6. Completion
   Once legal work is complete and funds are ready, you complete the purchase or refinance.

Real Client Case: US-Based Executive Buys UK Home

Client: British citizen, living in New York, working for a global fintech firm
Goal: Buy a £1.1M house in Surrey to be used as a second home

Challenge: Paid in USD, no active UK address, no UK bank account
Solution: Willow placed the mortgage with a private bank happy to accept USD income. Funds were secured within 4 weeks. Solicitors and surveyors were coordinated remotely, and the client didn’t need to fly to the UK.

What About Buy-to-Let for Overseas Clients?

Buy-to-let remains a popular route for overseas clients, especially those looking to:

• Build long-term income
• Hedge currency risk via UK assets
• Take advantage of strong rental demand in cities like London, Manchester, Birmingham, and Edinburgh

Lenders assess rental coverage (stress-tested at 125–145%) and prefer:

• Properties in established rental areas
• Professional management in place (if the client is abroad)
• Clear visibility of income and property condition

Willow helps structure these deals for maximum leverage and tax efficiency.

Can You Get a Mortgage if You’re Paid in a Foreign Currency?

Yes—but only with certain lenders.

We regularly place deals with clients paid in:

• AED (Dirhams)
• USD (US Dollars)
• SGD (Singapore Dollars)
• EUR (Euros)
• HKD (Hong Kong Dollars)
• CHF (Swiss Francs)

Each lender has a different policy on currency acceptance and FX stress testing. We’ll walk you through which income sources are acceptable—and which lenders will view you most favourably.

Why Choose Willow for Overseas Mortgages?

✅ Decades of experience working with expats and non-residents
✅ Access to private banks, offshore lenders, and expat-focused institutions
✅ Speed: AIPs in 48–72 hours, full offers in as little as 10 working days
✅ End-to-end support, including solicitors and FX providers
✅ Real human advice, not a chatbot or call centre

Final Thought

Can you get a UK mortgage while living abroad?

Yes—and with the right advice, it can be easier than you think.

Whether you’re an expat returning home, a non-resident investor, or someone looking to buy a second property in the UK, Willow Private Finance has the experience, access, and track record to make it happen.

📞 Thinking About Buying in the UK from Abroad?

Speak to one of our international mortgage specialists today.