UK International Mortgages Funding for Expats, Foreign Nationals and Offshore Buyers
UK mortgages from £1 million for UK expats, foreign nationals and offshore companies acquiring residential or buy-to-let property. We work with private banks, specialist international lenders and bridging lenders who underwrite manually and accept foreign-currency income, multi-jurisdiction wealth and offshore corporate ownership structures.
Can a UK expat get a mortgage on UK property? Yes. UK expats and non-residents can borrow on UK residential and investment property with deposits typically from 25%, using lenders that accept foreign currency income and overseas credit histories. We arrange expat and international mortgages from £250,000 for buyers in the Gulf, Asia, Europe and the US.
See how the leading UK private banks and large-loan lenders compared, including minimum loan sizes and qualifying routes at each.
Who qualifies for a UK international mortgage in practice?
UK mortgages for international borrowers split into three profiles, and the lender list for each is different. A British national living abroad (an expat) gets the broadest set of specialist lenders, including the offshore arms of UK banking groups. A foreign national living in the UK on a visa needs a residential or specialist lender willing to assess overseas-equivalent income and a shorter UK credit footprint. A non-resident foreign national purchasing as an investor sits almost entirely in private bank territory, with offshore company ownership commonly layered on top.
Fox Davidson arranges international mortgages on UK property from £1,000,000. Buy-to-let lending to international borrowers is available to 75% LTV. Residential lending typically runs to 70% LTV for non-resident profiles and 75% LTV for UK-resident foreign nationals with strong income. Offshore companies in BVI, Jersey, Guernsey, Isle of Man, Cayman Islands and Luxembourg are accepted by the lenders we work with, subject to UK Register of Overseas Entities (ROE) registration. Bridging finance is available for time-sensitive acquisitions where the longer-term mortgage takes weeks to arrange around the corporate due diligence.
Not sure which profile applies? Run the FCA HNW qualification check first. Most international borrowers with £1m+ income or £3m+ net assets qualify under the FCA high net worth definition, which opens up the private bank route on more flexible terms than standard non-resident lending.
Specialist UK International Mortgage Broker
International mortgages on UK property require a narrower lender list, a deeper documentation pack and a clearer source-of-funds narrative than standard UK-resident lending. The lenders who accept overseas income, foreign credit profiles and offshore corporate ownership are a small subset of the market, and within that subset each lender has its own country approval list, currency haircut policy and corporate-structure tolerance.
What we have found in practice is that the case which fails most often is not the case with weak income. It is the case where the borrower commits to a corporate structure before speaking to a broker, then discovers the structure narrows the lender list to two or three banks that the borrower has no relationship with. The earlier the lending constraints are factored into the structure, the wider the lender pool stays.
Lending From £1m
We arrange international mortgages on UK property from £1 million to £50 million and beyond. Buy-to-let to 75% LTV. Residential to 70 to 75% LTV depending on profile.
Overseas Income Assessed
USD, EUR, CHF, SGD, AED, HKD, AUD accepted by most specialist and private bank lenders with a 10 to 20% currency haircut. Less stable currencies considered on a case-by-case basis.
Offshore Structures Accepted
BVI, Jersey, Guernsey, Isle of Man, Cayman Islands and Luxembourg corporate structures accepted by the lenders we work with, including JPUTs for larger investment structures.
Private Bank Relationships
Established relationships with Coutts, Investec, Arbuthnot Latham, Hampden & Co, Kleinwort Hambros, EFG, Nedbank Private Wealth, Weatherbys and international private banks for HNW non-resident profiles.
Bridging For Speed
Where corporate due diligence delays the longer-term mortgage, bridging finance to 70 to 75% LTV gets the acquisition completed. Long-term refinance arranged once the asset is in place.
Structure Advice Pre-Purchase
Borrowers who call before forming the offshore entity get better outcomes than those who call after. We map the lending constraints into the structure decision rather than around it.
Which lenders we work with for international mortgages
We arrange UK mortgages for international borrowers across more than 100 UK and international lenders, but the active lender pool on any given international case is typically four to six. The lender list is the difference between a workable deal and a decline. The lender categories we use most commonly:
- Expat specialists (Skipton International, NatWest International, Santander International) for British nationals living abroad with established UK credit footprint and qualifying country of residence.
- UK private banks (Coutts, Weatherbys, Arbuthnot Latham, Investec, Hampden & Co) for HNW expats and UK-resident foreign nationals with significant assets, with or without an AUM transfer depending on the bank.
- International private banks (Kleinwort Hambros, EFG, Nedbank Private Wealth, Julius Baer, UBS, Lombard Odier, J.P. Morgan Private Bank) for non-resident foreign nationals, multi-jurisdiction wealth and offshore corporate structures.
- Specialist residential lenders for foreign nationals UK-resident on visa, where the borrower has two years or more of UK residency and can evidence UK income alongside or instead of overseas income.
- Specialist bridging lenders for time-sensitive acquisitions, auction purchases, and offshore company purchases where long-term mortgage finance takes weeks to arrange around corporate due diligence.
The country of residence matters more than most borrowers expect. Lenders maintain approved country lists. Major financial centres (Dubai, Singapore, Hong Kong, New York, Geneva, Sydney) are typically included. Borrowers based outside the standard country lists may need to approach private bank lenders with their own country-by-country assessment process. Nationality is also a factor for non-residents. Borrowers from countries with established UK extradition treaties, strong regulatory frameworks and transparent financial systems face fewer restrictions than borrowers from jurisdictions on FATF grey or black lists. That is not discrimination in the legal sense; it is a reflection of the due diligence burden the lender bears.
What each lender tier looks like by borrower type
The table below maps the five borrower profiles to the lender tier that typically engages with each. Where a profile sits depends less on loan size and more on the income and ownership narrative.
| Borrower type | Suitable lender | Max LTV | Mortgage type |
|---|---|---|---|
| UK expat (British national abroad) | Skipton International, NatWest International, Santander International, UK private bank for HNW | 75% BTL, 70% residential | BTL, residential, interest-only |
| Foreign national, UK-resident | Specialist residential lender, UK private bank | 75% BTL, 70% residential | BTL, residential |
| Foreign national, non-resident | International private bank (Kleinwort Hambros, Investec, EFG, Nedbank) | 70% BTL, 65% residential | BTL, residential, bridging |
| Offshore company (BVI, Jersey, IOM, Cayman, Luxembourg) | Private bank, specialist bridging lender | 70% BTL, 65% residential | BTL, bridging, commercial |
| UK-resident non-dom | UK private bank with international arm | 75% BTL, 70% residential | Residential, BTL, interest-only |
High street lenders are absent from this table by design. On international cases above £1m, mainstream affordability rarely fits cleanly, and the cases we see decline at high street level almost always place at one of the five tiers above.
How Fox Davidson Arranges Your International Mortgage
International mortgage applications turn on documentation and structure clarity as much as on income. The earlier we sit on the case, the cleaner the lender approach.
Step 1: Profile and Documentation Review
We map your borrower profile against the five lender tiers: expat with UK credit, foreign national UK-resident on visa, foreign national non-resident, offshore company purchaser, or UK-resident non-dom. We confirm country of residence, country of citizenship, currency of income, ownership structure, and source-of-funds narrative.
We then map the documentation pack required: certified passport, visa documentation, three to six months of overseas bank statements, evidence of overseas income, tax residency certificate, UK credit footprint where available, certified translations and apostille where the source documents are in a non-English language. For offshore company borrowers, the corporate documentation pack runs to certificate of incorporation, constitutional documents, register of members and directors, beneficial ownership declaration, source of funds confirmation, corporate bank statements, and UK Register of Overseas Entities (ROE) registration reference.
Step 2: Lender Strategy and Structure
We identify the two or three lenders most likely to engage with your specific profile before any application is filed. For expat borrowers, this typically narrows to one or two specialist expat lenders plus a private bank backup. For non-resident foreign nationals, it narrows to international private banks with established country coverage for your jurisdiction.
Where ownership is held through an SPV, family investment company or trust (UK or offshore), the lender list narrows further. We name the structure clearly at the start of the lender conversation. For offshore company borrowers, we surface any structural issues that the lender's compliance team would otherwise raise mid-application. The single most common cause of delay on offshore company cases is compliance queries that should have been anticipated in the initial submission.
Step 3: Application, AML and Completion
We package the full evidence pack at submission so the lender's underwriting and AML team have everything they need to make a decision in one pass. For offshore company applications, this includes a clear beneficial ownership chain from the ultimate individual owner through to the borrowing entity, ROE registration evidence, and supporting tax structure documentation where requested.
Most international cases complete in six to twelve weeks from instruction. Expat cases at specialist lender level can complete in four to six weeks. Offshore company cases involving multi-jurisdiction structures or legal opinions typically run ten to sixteen weeks because of the additional documentation and lender review required. Where speed is the binding constraint, bridging finance bridges the gap and the long-term mortgage refinance follows.
£1.4m Surrey purchase, Dubai-based UK expat
A representative case from the last twelve months, anonymised. Client was a British national working in Dubai as a senior corporate executive, AED-denominated salary equivalent to approximately £240,000 plus AED 350,000 (approximately £75,000) annual bonus. Looking to buy a £1.4m family home in Surrey to return to in two to three years, with the property let to corporate tenants in the interim. £490,000 deposit (35%) and a £910,000 mortgage required.
High street lenders were not an option because the property would be let initially rather than owner-occupied, and because AED income at a UK-resident affordability test would not have been credited beyond a thin slice. We approached two specialist expat lenders and Skipton International. Skipton International credited the AED salary at 85% of sterling equivalent (15% currency haircut) and the AED bonus at a two-year average with the same haircut. Total assessable sterling-equivalent income £268,000. The case was approved at 65% LTV on a 5-year fixed at 4.95% on an interest-only basis with a 15-year term, with the exit strategy being either sale on return to the UK or refinance to a regulated residential mortgage at that point.
The £910,000 mortgage went through cleanly because the lender was matched to the profile from the start. Going direct to a high street lender first, the client had been declined twice before reaching us.
£3.2m London purchase, Hong Kong family near UK school
A representative case from earlier this year, anonymised. Client was a UK-resident foreign national family on Hong Kong passports with five-year UK visas, both adults working in London on local salaries equivalent to £180,000 base plus £85,000 bonus, with retained business income from a Hong Kong-listed family company contributing approximately £120,000 per year (paid quarterly into a Hong Kong corporate account). Looking to buy a £3.2m London townhouse near their daughter's UK school. £960,000 deposit (30%) and a £2.24m mortgage required.
The UK income alone fell short of standard residential affordability at the requested loan size. The Hong Kong corporate income was the cushion needed. We approached a UK private bank with international wealth management capability that had experience with Hong Kong corporate income structures. The bank treated the UK income at full sterling value and the Hong Kong corporate distributions at 80% of GBP equivalent over a two-year average. Combined assessable income £344,000. The bank approved a £2.24m residential mortgage at 70% LTV on a 5-year fixed at 5.15% on a part-and-part basis, with no AUM transfer required.
The exit was straightforward in this case: the family intended to remain UK-resident and the corporate income was sustainable. The structuring work was about getting the right lender to credit the corporate distributions properly rather than discount them as unstable.
£6m Knightsbridge pied-a-terre, Middle East executive in USD
A representative case from the last twelve months, anonymised. Client was a Middle East-based senior corporate executive on a USD package, base salary $850,000 plus performance-related bonus averaging $400,000 over the prior three years. Looking to buy a £6m Knightsbridge new-build apartment as a UK pied-a-terre, with the existing offshore deposit balance providing the structuring cushion. No UK credit history, no UK tax residency. Eight-week completion deadline imposed by the developer's new-build reservation.
The viable lender list was three international private banks with London desks. We approached the international private bank where the client's employer already held a corporate banking relationship. The bank credited the USD income at a 15% haircut and treated the existing offshore deposit balance as supporting security. Approved at 60% LTV on a 5-year fixed at 5.05%, interest-only over a 10-year term. Exit strategy was sale or refinance on UK relocation, with the carry from the offshore deposit covering monthly payments during the interim period. Completion landed at week seven.
The case would not have placed at standard private bank speed without the existing employer banking relationship. Going direct, the client had approached two UK private banks and been told eight to twelve weeks minimum and AUM transfer required.
How currency, country and structure shape the lender list
Three variables narrow the international mortgage lender pool more than any others: the currency of income, the country of residence, and the ownership structure on the UK property. Each shifts the lender list independently, and the combined effect on a non-standard case is sharp.
Currency haircut by income type
For major stable currencies with established sterling markets, USD, EUR, CHF, SGD, AED, HKD and AUD, most specialist and private bank lenders apply a currency haircut of 10 to 20% to overseas income. The sterling-equivalent figure after the haircut is then used in the affordability calculation. For less stable currencies or jurisdictions with capital controls, lenders apply larger haircuts or decline to use the income at all, requiring sterling assets or sterling income to backstop the case.
The currency in which the mortgage is denominated also matters. UK mortgages for UK property are denominated in sterling. A borrower earning in a foreign currency and servicing a sterling mortgage bears the exchange rate risk on every monthly payment. Lenders accept this risk where the borrower has sterling income from other sources, sterling assets sufficient to service the debt, or rental income covering payments in full.
Country of residence as a lender filter
Lenders maintain approved country lists. Dubai, Singapore, Hong Kong, New York, Geneva and Sydney are standard inclusions. Borrowers based outside these standard lists generally need to approach private bank lenders with their own country-by-country assessment process. Sanctioned jurisdictions and FATF grey-list countries are typically excluded from specialist lender appetite.
Visa status is the parallel filter for UK-resident foreign nationals. Borrowers on indefinite leave to remain are treated more favourably than those on time-limited visas with uncertain renewal prospects. Two years of UK residency is the threshold for most specialist residential lenders.
Offshore corporate ownership
BVI companies are the most commonly used structure for UK residential property held offshore. Under the Economic Crime (Transparency and Enforcement) Act 2022, a BVI company owning UK property must register on the UK Register of Overseas Entities (ROE) at Companies House. Registration requires disclosure of beneficial owners with 25% or more ownership or significant control. Failure to register means the entity cannot sell, transfer or grant a legal charge over the property, which means a mortgage cannot be taken out against it. Lenders verify ROE registration as standard due diligence.
Jersey Property Unit Trusts (JPUTs) sit alongside BVI structures for larger commercial and residential investment cases, particularly where multiple investors hold interests. Lending into a JPUT requires a lender experienced in Jersey trust law and the specific security mechanics involved. This is private bank and specialist institutional lender territory.
Non-resident SDLT and ATED
According to HMRC, a 2% non-UK resident SDLT surcharge applies to purchases of UK residential property by individuals not present in the UK for at least 183 days in the 12 months before the transaction. For offshore companies purchasing residential property above £500,000, a flat 15% SDLT rate under Schedule 4A Finance Act 2003 applies, subject to property rental business relief where the property is let on commercial terms.
The Annual Tax on Enveloped Dwellings (ATED) applies to residential property held in corporate structures above £500,000 in value. ATED reliefs are available for properties let on commercial terms, which exempts most genuinely income-producing buy-to-let properties from the annual charge. ATED must be reported to HMRC annually and the relief claimed on the return. Specialist UK property tax advice is essential before completing any offshore company purchase of UK residential property.
When does using a broker beat going direct on an international case?
The case that places fastest going direct is the existing private bank client with a current AUM relationship who fits the bank's standard international profile. The bank applies its own affordability framework, the relationship manager knows the case, and the mortgage is treated as a wider wealth-services product. Going direct works in that scenario.
Going through Fox Davidson works when you want to compare across multiple international lenders, when your case has any element a single bank may struggle with (offshore structure, low UK credit footprint, foreign-currency income only, non-standard country of residence), or when you want to keep your wealth where it sits and arrange the lending separately. Dry lending without AUM transfer is available with selected private banks. We name the lenders who offer it.
The case where a broker adds least value is the simple expat BTL on Skipton International with strong sterling income and a qualifying country of residence. The case where a broker adds most value is the case where the lender list is genuinely narrow and getting the right two or three names on the case at the start is the difference between completing and not completing. Our broker fee is a flat £495 payable on application. We hold direct underwriter relationships at the principal international lenders and can pre-approve the case informally before formal application.
Run the numbers
Before you commit to a UK purchase, model the qualification position and the stamp duty cost so you know which route applies and the all-in price including non-resident surcharges.
HNW Mortgage Qualification Calculator
the FCA high net worth definition test. £300,000 income or £3,000,000 net assets. Applied as UK private banks read the rule in practice. Primary residence equity and pension included.
Open CalculatorUK Stamp Duty Calculator
SDLT, LBTT and LTT with non-UK resident 2% surcharge, additional dwelling 3% surcharge and corporate 15% flat rate where applicable.
Open CalculatorSpeak to a UK international mortgage specialist
Contact Fox Davidson for a confidential UK international mortgage consultation. We arrange specialist funding from £1 million to £50 million plus for expats, foreign nationals and offshore corporate borrowers acquiring UK residential and buy-to-let property.
Why a specialist international mortgage broker matters
International mortgages are a documentation business as much as a lending business. The lender that approves the case is rarely the one with the lowest headline rate. It is the one whose underwriting team has seen the borrower's profile, country and structure combination before. That is the lender list we maintain. Borrowers who contact us before they commit to a corporate structure get better outcomes than those who call after the structure is in place. The lending constraints inform the structure decision rather than the other way around.
Indicative rates and lending metrics. Rates and criteria vary by lender, scheme type, country of residence, currency and borrower profile. Tax information is provided for general guidance only and does not constitute tax advice. Speak to us for figures specific to your case, and to a qualified UK property tax adviser before completing any transaction involving offshore structures or non-UK residency.
Frequently Asked Questions
Can non-UK residents get a mortgage on UK property?
Yes. British nationals living abroad (expats) can access specialist expat mortgage products from lenders including Skipton International, NatWest International, Santander International and UK private banks. Foreign nationals, whether resident in the UK or purchasing from abroad, can access private bank mortgages where their income, assets and nationality profile meet the lender's criteria. The lender pool is narrower than for UK residents, deposit requirements are higher, and rates reflect the additional complexity involved.
Can an offshore company get a mortgage on UK property?
Yes. Private banks and specialist bridging lenders will lend to offshore companies registered in jurisdictions including BVI, Jersey, Guernsey, Isle of Man, Cayman Islands and Luxembourg. The requirements are full beneficial ownership documentation, a clear source of funds, UK Register of Overseas Entities (ROE) registration where applicable, and personal guarantees from the underlying beneficial owners. The lender pool is narrower than for individual borrowers, and rates reflect the additional due diligence involved.
What LTV is available for expat and international buy-to-let mortgages?
Fox Davidson arranges buy-to-let mortgages for international borrowers, including offshore companies, to 75% LTV from £1,000,000. For non-resident foreign nationals and offshore company borrowers, LTV typically reduces to 65 to 70% depending on the lender and the borrower profile. The rental income must meet the lender's interest coverage ratio requirement, typically 125 to 145% of the mortgage interest at the pay rate or the stressed rate.
How is overseas income treated for UK mortgage affordability?
Private banks and specialist lenders accept overseas income in major currencies including USD, EUR, CHF, SGD, AED, HKD and AUD. A currency haircut of 10 to 20% is typically applied to reflect exchange rate risk. The sterling-equivalent income after the haircut is then used in the affordability calculation. Income in less stable or less convertible currencies is treated more cautiously, and lenders may require additional sterling assets or income to supplement it.
What SDLT does a non-UK resident pay on UK property?
A non-UK resident individual pays standard SDLT, plus the 3% additional dwelling surcharge if they already own other property anywhere in the world, plus the 2% non-UK resident surcharge introduced in April 2021. The combined surcharges make UK residential property significantly more expensive on a transaction cost basis for non-residents than for UK-resident buyers. An offshore company purchasing residential property above £500,000 faces a flat 15% SDLT rate, subject to relief for genuine commercial letting.
What is ATED and does it apply to offshore company property ownership?
ATED (Annual Tax on Enveloped Dwellings) is an annual charge applied to residential property held in corporate structures above £500,000 in value. For 2024-25, the charge runs from £4,400 per year for properties between £500,000 and £1 million, rising to £287,500 per year for properties above £20 million. Relief is available for properties let on commercial terms, which exempts most genuine buy-to-let properties from the annual charge. ATED must be reported to HMRC annually even where relief is claimed.
Do I need to register an offshore company on the UK Register of Overseas Entities?
Yes, if the offshore company owns UK land or property. Under the Economic Crime (Transparency and Enforcement) Act 2022, overseas entities that own UK land must register at Companies House and declare beneficial owners holding 25% or more ownership or control. Failure to register means the entity cannot sell, transfer or grant a legal charge over the UK property, which means a mortgage cannot be taken out against it. Lenders verify ROE registration as a standard part of their due diligence for offshore company borrowers.
Which private banks lend to foreign nationals and offshore companies?
Private banks with established international wealth management operations are the primary lenders for non-resident foreign nationals and offshore company borrowers. These include Kleinwort Hambros (part of Société Générale, strong on European and international clients), Investec Private Bank (active with international professionals and investors), EFG Private Bank (Swiss-owned, strong international profile), Nedbank Private Wealth (South African-owned, UK private banking with international client focus), and the UK private banks (Coutts, Weatherbys, Arbuthnot Latham, Hampden & Co) for HNW expats and UK-resident non-doms. Each has its own minimum loan size, country coverage and structural requirements.
Is bridging finance available for offshore company purchases of UK property?
Yes. Bridging lenders active in the international market will lend to offshore companies for short-term UK property acquisitions where the security value is adequate and the exit strategy is credible. Typical terms are 6 to 24 months, LTV up to 70 to 75%, rates from 0.85 to 1.25% per month, with personal guarantees from beneficial owners required. Bridging is particularly useful for time-sensitive acquisitions where the longer-term private bank mortgage takes time to arrange around the corporate due diligence requirements.
What documentation does an international mortgage application need?
For an expat case: UK passport, proof of overseas address, three months of overseas bank statements, evidence of overseas income, SA302s for any UK tax returns filed, UK credit history evidence where available. For a foreign national case: passport, visa or residency documentation, three months of overseas bank statements, evidence of income in all currencies, net worth statement, tax residency certificate. For an offshore company case: certificate of incorporation, constitutional documents, register of members and directors, beneficial ownership declaration, source of funds confirmation, corporate bank statements, ROE registration reference, and personal documentation for all beneficial owners. All overseas documents must be certified as true copies, with certified translations and apostille where required.
Can a UK expat buy a future primary residence on a residential mortgage?
Yes, with the right lender. Some specialist lenders accommodate this on a regulated residential basis with the understanding that the property will become the borrower's home on return to the UK, often let to corporate tenants in the interim. Other lenders require the loan to be structured as a buy-to-let until the borrower takes up UK residence. Private banks are the most flexible on this point and will typically lend on a residential basis to expats with strong income and a clear return-to-UK plan.
How long does an international mortgage take to complete?
Most international cases complete in six to twelve weeks from instruction to completion. Expat cases at specialist lender level can complete in four to six weeks where the documentation is clean. Foreign national cases through private banks typically run eight to twelve weeks. Offshore company cases involving multi-jurisdiction structures or legal opinions typically run ten to sixteen weeks. Where speed is the binding constraint, bridging finance bridges the gap and the long-term refinance follows.