London’s property market has always been global, but in 2025 it feels more international than ever. From Middle Eastern family offices to North American entrepreneurs and Asian wealth managers, Prime Central London (PCL) remains one of the world’s most sought-after residential and investment markets.

For high-net-worth (HNW) and ultra-high-net-worth (UHNW) buyers, however, acquiring or refinancing property across borders is rarely straightforward. Currency exposure, regulatory differences, and lending restrictions can complicate what might otherwise be a seamless transaction.

That’s where cross-border lending comes in — a specialised field where private banks and lenders tailor facilities for global clients whose wealth, income, and assets may sit across multiple jurisdictions.

At Willow Private Finance, we work daily with international borrowers navigating these complexities — structuring mortgages that align with both their global wealth profile and London’s local lending environment.

For additional context, you can also read our article Mortgages for US Buyers: What to Expect in 2025.

Market Context in 2025

Prime Central London continues to hold its position as the benchmark of global property stability. Despite market fluctuations elsewhere, London remains a destination for safe capital deployment, elite education, and international lifestyle.

In 2025, we’re seeing a resurgence of overseas borrowing, particularly from buyers based in the UAE, Singapore, the United States, and Switzerland. Favourable exchange rates and London’s relative political stability make it an attractive long-term play.

Private banks have responded with increasingly sophisticated multi-currency lending options. Borrowers can now secure sterling-denominated mortgages backed by assets or income in foreign currencies — with hedging tools to manage exchange-rate exposure.

Meanwhile, boutique lenders and debt funds have expanded their reach, offering fast, flexible lending for international clients who don’t fit conventional bank profiles. The result is a market that’s both dynamic and inclusive — but also more complex than ever.

How Cross-Border Lending Works

At its core, cross-border property lending involves financing a UK property purchase with funds from a bank or lender that operates internationally — often outside the borrower’s country of residence.

The structure depends on three key variables:

1. Jurisdiction – Where the borrower’s wealth or company is based.
2. Currency – Whether the facility is denominated in GBP or another currency.
3. Collateral – Whether the loan is secured solely against UK property or supplemented by other global assets.

A typical example might involve a Singapore-based client borrowing in sterling from a Swiss private bank to purchase a London property, using both the property itself and an investment portfolio as security. The bank manages currency risk through internal hedging or swap arrangements, while the borrower benefits from competitive pricing and flexibility.

In some cases, borrowers may even structure back-to-back facilities — where a loan in one currency (e.g., USD) funds a mortgage in another (GBP) through intermediary accounts, allowing them to manage currency movements more precisely.

What Lenders Are Looking For

When assessing international borrowers, lenders place heavy emphasis on verification and transparency. Income, wealth, and asset documentation must be traceable and compliant with UK and international AML (anti-money laundering) regulations.

Private banks tend to focus on clients who can demonstrate clear liquidity and asset strength — typically with a minimum net worth exceeding £2 million. They often prefer borrowers with existing or potential assets under management (AUM), enabling them to offer lower rates in exchange for broader relationship value.

Specialist lenders, meanwhile, can accommodate entrepreneurs or clients with unconventional income structures — such as those reliant on dividends, investment returns, or trust distributions.

In both cases, clarity of ownership, source of wealth, and currency profile are essential. The smoother these details are presented, the faster approval will be.

Currency and Rate Strategy

Currency is the defining feature of cross-border lending in 2025. Borrowers earning in USD, EUR, or AED face the dual challenge of rate differentials and exchange volatility.

Private banks have developed several tools to manage this. Many now offer multi-currency accounts tied directly to the mortgage, allowing borrowers to service debt in different currencies depending on market conditions. Others provide FX-linked rate options, where interest exposure mirrors movements in the base currency.

For large loans — typically above £5 million — borrowers may also use interest-rate hedging or FX forward contracts to lock in stability for both currency and rate over time.

At Willow Private Finance, we help clients model these variables in advance, identifying whether to borrow in GBP or an alternative currency based on income flows, expected holding period, and potential exchange movements.

Challenges for International Borrowers

The biggest challenge for cross-border borrowers is often administrative rather than financial. UK lenders require extensive documentation — not only proof of income but also verification of wealth source, corporate links, and residency status. For some clients, especially those with multi-jurisdictional holdings, this process can feel intrusive or slow.

Language and time-zone differences can further complicate matters, particularly where legal signatories or trustees are based overseas. Currency volatility can also impact affordability calculations, as lenders apply stress rates to ensure borrowers can service debt even in adverse exchange conditions.

Finally, tax and ownership considerations must be aligned carefully. While Willow Private Finance does not provide tax advice, we work closely with clients’ legal and advisory teams to ensure mortgage structuring complements — and does not conflict with — their broader planning.

Smart Structuring in 2025

The hallmark of successful cross-border lending is integration — aligning property, currency, and liquidity into a single, coordinated framework.

One increasingly popular model is dual banking, where the client maintains wealth with one private bank in their home jurisdiction while borrowing from another in the UK. This allows competitive terms while avoiding the need to transfer full custody of assets.

Another strategy involves asset-linked lending, where an international client pledges offshore investment portfolios as additional security for UK borrowing. This reduces pricing and increases leverage, often unlocking loan-to-value ratios of up to 75% on prime assets.

Finally, many international borrowers use bridging facilities from UK debt funds to complete purchases quickly, refinancing into long-term private bank mortgages once compliance is complete. This hybrid model is particularly useful for fast-moving opportunities.

Hypothetical Scenario

A Dubai-based entrepreneur identifies a £10 million apartment in Knightsbridge. The client earns in USD, holds a portfolio in Swiss francs, and requires completion within four weeks.

Willow Private Finance structures a two-stage solution: a short-term bridging facility from a London-based lender for acquisition, followed by a long-term sterling mortgage from a private bank in Geneva. The private bank accepts offshore assets under management as collateral, reducing pricing to 5.4%.

Currency exposure is hedged using a forward FX agreement, ensuring predictable payments regardless of USD/GBP fluctuations. The transaction completes within 35 days, showcasing how cross-border lending can combine speed, flexibility, and cost efficiency.

Outlook for 2025 and Beyond

Global connectivity will continue to define London’s property market. With international wealth flows rising and geopolitical uncertainty prompting diversification, cross-border finance is set to expand even further.

Private banks are already developing multi-jurisdictional underwriting platforms that allow borrowers to submit consolidated documentation across regions. Meanwhile, specialist lenders are investing in multilingual onboarding teams to cater to international clients more efficiently.

In short, London’s elite property finance ecosystem is evolving into a truly global network — and for those with the right advisory support, it’s never been easier to finance property across borders with confidence.

How Willow Private Finance Can Help

At Willow Private Finance, we specialise in arranging property finance for international clients buying or refinancing in Prime Central London.
We partner with private banks, offshore institutions, and specialist lenders across Europe, the Middle East, and Asia — giving clients access to the full spectrum of global lending options.

Our role is to simplify complexity: managing documentation, currency, and lender communication while ensuring each facility aligns with the borrower’s broader wealth strategy.

Whether you’re based in Dubai, Singapore, Zurich, or New York, Willow’s team provides discreet, strategic guidance from first enquiry to completion — ensuring every detail is handled with precision.

Frequently Asked Questions

Q1: Can international buyers get mortgages for UK property?
A: Yes. Many private banks and specialist lenders offer mortgages to non-UK residents, subject to verification of wealth, income, and compliance requirements.

Q2: What currencies can I borrow in?
A: Most loans are in GBP, but some private banks offer USD, EUR, or multi-currency options depending on the borrower’s income and asset profile.

Q3: How much deposit do overseas buyers need?
A: Typically 30–40% of the purchase price, though well-qualified borrowers with assets under management may secure higher leverage.

Q4: Can I use offshore assets as collateral?
A: Yes. Many private banks accept investment portfolios or deposits held abroad as additional security for UK mortgages.

Q5: Do I need to visit the UK to arrange a mortgage?
A: Usually not. Most lenders accommodate remote onboarding and digital document verification, though identity checks may require in-person certification.



Q6: How long does cross-border mortgage approval take?
A: Around six to eight weeks on average, though timing depends on documentation, jurisdiction, and compliance clearance.

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