The UK property market continues to attract interest from international investors—from Middle Eastern HNWIs acquiring trophy assets to Singapore-based buyers diversifying with London buy-to-lets. But financing UK property as a non-resident isn't straightforward. Here's what’s changed in 2025 and how to navigate it.

Who Is Considered an International Investor?

If you're not a UK resident or your primary source of income or wealth is based outside the UK, most lenders will treat you as a foreign national or non-resident borrower. This can apply even if:

• You’re a British citizen living abroad
• Your income is paid in a non-GBP currency
• You’re paid via an offshore structure
• You own assets or trusts in another jurisdiction

Lending Challenges Facing International Buyers

1. Currency Risk

Many lenders apply a stress test to account for currency fluctuations if your income or assets are in USD, AED, SGD, or any non-GBP denomination.

2. Transparency & Source of Funds

Expect enhanced due diligence, including:

• Source of wealth checks
• Proof of ongoing income
• AML screening, especially from jurisdictions on FATF watchlists

3. Property Type & Usage

Lenders prefer standard investment properties. Complex titles, short leases, or mixed-use developments can reduce the pool of willing lenders.

Which Lenders Support Foreign Nationals?

The 2025 market has seen more lenders competing for international clients, but they generally fall into three categories:

Mainstream Lenders with International Teams

A handful of UK banks have dedicated desks for expat or non-resident borrowers. These typically offer:

• Lower LTVs (up to 60–70%)
• Conservative income assessments
• Preference for salaried or regulated professionals

Specialist Lenders

Great for:

• Complex income structures
• SPV or trust-based ownership
• Investment properties or portfolios

These lenders are more flexible, but often come with higher interest rates and setup fees.

Private Banks

Best suited to HNW and UHNW individuals, especially those financing properties worth £1M+.

• Bespoke deal structures
• Can consider global assets, trust income, or family office relationships
• Often require Assets Under Management (AUM) or an investment relationship

Preferred Ownership Structures for International Clients

If you're buying as a non-UK resident, structuring matters. Options include:

• Personal Name – Simplest route, but may come with UK tax implications.
• Offshore Company or Trust – Preferred by some for privacy or IHT planning but can complicate lending.
• UK SPV (Ltd Company) – Common for investment buyers who plan to rent out the property.

Each has pros and cons when it comes to tax, privacy, inheritance, and financing—speak to your accountant before committing.

What Do Lenders Look for in 2025?

Lenders financing international borrowers are focusing on:

• Strong credit history (UK or international equivalent)
• Clear documentation and legal structures
• Clean source of funds
• Reliable income stream (dividends, employment, investments)
• Property location and asset quality

Typical Terms for International Mortgages

• LTV: 60–75%
• Rates: From 5.5% (mainstream) to 7.5%+ (specialist)
• Loan Sizes: From £150,000 to £25M+
• Term: 5–30 years
• Structure: Interest-only or repayment (varies by lender)

How Willow Private Finance Can Help

We’ve arranged funding for clients across Europe, the Middle East, Asia, and Africa. Whether you’re a UK expat, foreign national, or part of a family office acquiring UK real estate, we help you:

• Understand lender appetite
• Structure the application for success
• Navigate complex underwriting across borders

📞 Want Help Navigating Today’s Market?

Book a free strategy call with one of our mortgage specialists.

We’ll help you find the smartest way forward—whatever rates do next.