Property

Expat mortgages

Understand how residence, income, currency and property location can affect mortgage eligibility when you live abroad.

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An expat mortgage is not simply a domestic mortgage with a foreign address. The lender is underwriting cross-border income, residency and currency risk.

An expat or non-resident mortgage is primarily a question of borrower residence, property location, income currency, lender appetite and local regulation.

An expat or non-resident mortgage is a loan assessed on circumstances that cross a border, secured on a property that may sit in a different country from the income. A local mortgage is assessed where you are treated as resident, often on local income. They are different files. Neither is promised by this page.

The provider comparison is further down this page. Rates and loan-to-value figures are not published. Wider funding choices are on property finance.

The loan

What people mean by an expat mortgage

The label is informal. What matters is who the lender will consider, where the property can be, and which income it will use. A real offer exists when a lender issues one on a specific property. Nothing on WiT Access is an application or an agreement in principle.

01
Applicant
02
Residence
03
Income
04
Currency
05
Property
06
Affordability
07
Lender decision

The last box is a lender’s decision. It is not a result this page can give you.

Status

Resident and non-resident are lending categories as well as tax categories

A lender may treat you as non-resident for the property’s country even when you hold a visa, or as resident for tax while a mortgage product still sees foreign income. Immigration status, tax residence and the lender’s definition are three questions. Tax residency is the tax one. The lender’s criteria are the lender’s.

Who is considered

Eligibility is a set of facts, not a passport

Lenders may look at the country where you live, nationality, where the property is, where income comes from, whether you are employed or self-employed, credit history, and where the deposit came from. Appetite moves. A friend who was approved is not a template.

What you earn

Each kind of income may be counted differently

Salary
Who pays you, in which currency, and whether the contract is permanent.
Bonus
Whether a lender will count it, and over how many years.
Dividends
Company accounts and personal tax returns, not only a bank credit.
Rental income
Existing rent is not the same as rent you hope this property will earn.
Pension
Which country pays it, and whether it is treated as stable income.
Business income
Profits, drawings and how many years of figures are asked for.

Currency

Income currency and mortgage currency are a risk, not a detail

If income and the mortgage are in different currencies, the lender may assess the risk differently. A rate in a currency you do not earn is a different exposure from a rate in the currency you are paid. How long you expect to hold the property is part of that question. An adviser or a mortgage broker regulated in the relevant country should walk through it. This page does not choose a currency for you.

If income and mortgage are in different currencies, the lender may assess the risk differently.

Deposit and LTV

The deposit and the loan-to-value are asked for your file, not copied from a headline

Loan-to-value describes the loan as a share of the value the lender uses. Deposits asked of non-residents may differ from those asked of a local resident. Confirm the deposit for your property before you agree a price. This page does not state a percentage, a maximum loan, or a minimum deposit.

Affordability

Affordability is the lender’s reading of what you can pay

It can include other debts, living costs, dependants and a view of currency. A multiple you remember from a domestic market is not a rule. Ask the lender how it calculates the figure, and what would change it. This page does not publish a multiple.

Papers

The file is usually longer than a payslip

Identity
Address
Income evidence
Tax returns
Bank statements
Company accounts, where they apply
Evidence of the deposit
Property documents

Self-employed and directors

Company directors and the self-employed are often asked for more years

Accounts, tax returns and evidence of dividends or drawings sit beside personal bank statements. A lender may look through a company rather than at a salary alone. That is a documentation point. It is not a reason to change how you are paid in order to fit a form.

The property

The lender values the security, not your enthusiasm

Underwriting uses a valuation, the title and sometimes a view of how easy the property would be to sell. A holiday apartment and a family house are not the same security. The agreed price can sit above or below the valuation the lender will lend against.

Shape of the loan

Fixed, variable, repayment and interest-only are descriptions

A fixed rate holds a rate for a stated period. A variable rate can move. A repayment loan reduces the capital over time. An interest-only loan leaves the capital to be repaid another way. Each has consequences for monthly cost, for what you owe at the end, and for early repayment. None is recommended here. Ask what the offer actually is, including what happens when a fixed period ends.

Cost

Fees sit beside the rate

Arrangement, valuation, legal work, a broker, foreign-exchange costs on the payments, and an early-repayment charge are categories to ask about. No figure is stated on this page. A rate quoted without those items is not the cost of the loan.

Later

Remortgaging is a new application in the circumstances you then have

A change of residence, the end of a product, a different property value, a change in income and a move in currencies can each matter. Do not assume today’s lender will offer a new product, or that a new lender will see you as they would have seen you on day one.

Letting

A buy-to-let question is not a residential question with rent added

Lending against a property you intend to let can use different criteria, different documents and a different view of the rent. Expected rent is not contracted rent. Local licensing can affect whether the use is even permitted. Ask the lender and, separately, ask about tax on the income on property tax.

Due diligence

Questions worth asking a lender or broker

01Will you consider a borrower who is not resident where the property is?

Ask for this property and this residence country. A general appetite is not an offer.

02Which income will you use?

Ask about salary, bonus, dividends, rent, pension and business profits separately.

03In which currency is the loan, and in which currency am I paid?

If they differ, ask how the lender looks at that risk. This page does not say which currency to choose.

04What deposit do you require for my situation?

Ask for this property. A figure you have heard for a resident buyer may not be the one you are offered.

05How do you describe loan-to-value for non-residents?

Loan-to-value is the loan as a share of the value the lender uses. The share a lender will consider varies. This page states no limit.

06How is affordability assessed?

Ask what debts, living costs and currency they include. Do not assume a multiple you have seen at home.

07Is a decision in principle from another country relevant?

Ask. A decision on a different house, in a different country, is not this offer.

08Who values the property, and whose valuation counts?

The price you agreed and the value the lender uses can differ.

09What fees sit around the rate?

Ask about arrangement, valuation, legal, broker and any early-repayment charge. A rate without fees is not the cost.

10Is the rate fixed or variable, and for how long?

Ask what happens when that period ends. This page does not recommend either.

11Is the loan repayment or interest-only?

Ask how the capital is repaid, and what the lender requires at the end.

12Can I remortgage later if I move country?

Ask what a change of residence does to the product. Availability then is not availability now.

13Will you lend if a company buys?

Ownership can change the loan. See ownership structures before you assume a personal mortgage still fits.

14What would cause a decline?

Ask about credit history, incomplete income papers and source of the deposit. A decline is a file, not a verdict on you.

Watch for

Potential warning signs

Guaranteed approval
Currency risk left unexplained
A rate quoted without the fees
No explanation of how affordability was reached
Pressure to pay a large fee before an offer exists
Unclear whether you, or a company, would be the borrower

Common situations

Borrowers the form was not written for

Salary in one currency, home in another
The lender’s view of that mismatch.
Director paid mainly by dividend
Accounts and tax returns, not a single payslip.
Moving country during the application
Residence on the day of the offer may not be residence at completion.
Buying to let from abroad
Rent, licensing and a different lending question.

Compare expat and non-resident mortgage providers

Mortgage availability depends on both where you live and where you are buying

An expat or non-resident mortgage is primarily a question of borrower residence, property location, income currency, lender appetite and local regulation.

Compare international mortgage providers by destination markets, borrower-residence coverage, foreign-currency income expertise, complex-income support, investment-property capability and high-value finance.

A broker that is excellent for UK expats buying property in Spain may not be the right provider for a Singapore resident buying a UK buy-to-let property or a high-value client using private-bank finance.

Start with the mortgage need

What are you trying to finance?

What to compare

The headline rate is only one part of an international mortgage

01
Property country
Which property markets does the provider actually cover?
02
Borrower residence
Where can you live and still apply?
03
Income currency
Can the lender assess foreign-currency earnings?
04
Income complexity
Can they work with self-employed or multi-source income?
05
Property purpose
Residential, holiday home, buy-to-let or investment?
06
Deposit / LTV
How much equity may be required? Exact limits are not published here.
07
Broker or lender?
Are you comparing a broker’s lender panel or one bank’s own products?
08
Total cost
Broker fees, valuation, legal costs and currency should all be considered.

Filter expat mortgage providers

7 providers listed for comparison.

Property location

I currently live in

Mortgage purpose

Income type

Provider type

Sort

Clifton International Property Finance
Clifton International Property Finance
Cross-border property finance broker
Cross-border property finance for residential, commercial, development and bridging cases. Spain and the UK are named directly. Wider Europe is described through partners.
Best aligned with
International buyers · investors · complex cases
Global reach
Medium-high
Primary audience
International buyers, investors, developers and private clients
Property markets
Spain · UK · wider Europe
Borrower residence
US · UAE · UK · Europe highlighted
Property purpose
Residential, investment and commercial
Foreign-currency income
Cross-border assessment
Complex income
Strong
High-value finance
Strong
Provider model
Cross-border finance broker
Regulatory model
FCA-authorised
Pricing / fees
Fees disclosed before proceeding
Confirm which entity advises or arranges each cross-border product, and whether local regulation applies.
View provider Visit provider
Foxes
Spain non-resident mortgage broker and legal service
Spanish mortgages for non-residents, with conveyancing and legal support in the same firm. The destination is Spain. This is not a worldwide mortgage broker.
Best aligned with
Buyers of property in Spain
Global reach
Spain specialist
Primary audience
International buyers purchasing property in Spain
Property markets
Spain
Borrower residence
International buyers
Property purpose
Residential purchase
Foreign-currency income
Non-resident specialist
Complex income
Case dependent
High-value finance
Not core
Provider model
Mortgage broker and legal team
Regulatory model
Bank of Spain (D470)
Pricing / fees
Fees disclosed on acceptance
Spain-specific. Mortgage and legal work should stay separate from tax or investment advice.
View provider Visit provider
Gatehouse Bank
Specialist UK property finance bank
Buy-to-let finance for international residents and UK expats, secured on property in England and Wales. It does not finance property overseas.
Best aligned with
International residents · UK property investors
Global reach
Very high residence reach
Primary audience
UK expats and international residents financing investment property in England and Wales
Property markets
England & Wales
Borrower residence
190+ locations
Property purpose
Buy-to-let
Foreign-currency income
Overseas income, subject to policy
Complex income
Policy dependent
High-value finance
Up to £10m stated
Provider model
Direct specialist bank
Regulatory model
Direct specialist bank
Pricing / fees
Public criteria
UK investment-property finance, not general overseas-property finance. Some buy-to-let lending is not FCA-regulated.
View provider Visit provider
HSBC Expat
International bank / direct mortgage lender
HSBC Expat and HSBC International Mortgage Services refer international mortgages to local HSBC teams and describe UK non-resident mortgage products. This is a bank, not a broker panel.
Best aligned with
Eligible international banking clients
Global reach
High
Primary audience
Eligible international banking clients buying in supported markets
Property markets
UK · US · Australia · HSBC markets
Borrower residence
Eligibility lists apply
Property purpose
Residential and UK buy-to-let
Foreign-currency income
International-bank underwriting
Complex income
Product dependent
High-value finance
Strong
Provider model
Direct bank / lender
Regulatory model
Direct regulated bank
Pricing / fees
Published product information
Eligibility is country and product specific. Direct bank criteria should not be generalised across jurisdictions.
View provider Visit provider
International Private Finance
Specialist international / overseas mortgage broker
Overseas mortgages for non-residents, arranged as specialist cross-border broking. Destination coverage is confirmed case by case.
Best aligned with
Non-residents · expats · overseas buyers
Global reach
High
Primary audience
Non-resident property buyers, expats and investors
Property markets
International / destination-specific
Borrower residence
Broad international
Property purpose
Residential and investment
Foreign-currency income
Specialist
Complex income
Available
High-value finance
Available
Provider model
Specialist mortgage broker
Regulatory model
Market-specific permissions
Pricing / fees
Case specific
Mortgage availability, regulation, fees and lender coverage must be verified for each destination and borrower.
View provider Visit provider
Mortgage International
Mortgage International
UK expat and foreign-national mortgage broker
UK residential and buy-to-let mortgages for people who live outside the UK. The property is in the United Kingdom. Overseas property is not the published scope.
Best aligned with
Overseas residents buying UK property
Global reach
UK property borrowers
Primary audience
British expats and foreign nationals buying UK property
Property markets
United Kingdom
Borrower residence
Named overseas markets
Property purpose
Residential and buy-to-let
Foreign-currency income
Core expertise
Complex income
Specialist lenders
High-value finance
Specialist cases
Provider model
Mortgage broker
Regulatory model
FCA-regulated adviser
Pricing / fees
Case specific
UK property finance only. Whether an overseas country of residence is accepted is lender-specific.
View provider Visit provider
OMF
UK and international mortgage broker
Overseas Mortgage Finance arranges UK and international mortgages. The destinations highlighted are the UK, Spain, Portugal, France, Italy and Greece.
Best aligned with
Expats · named European markets
Global reach
High
Primary audience
Expats, non-resident buyers and international property purchasers
Property markets
UK · Spain · Portugal · France · Italy · Greece
Borrower residence
Expats / non-residents
Property purpose
Residential and investment
Foreign-currency income
Cross-border
Complex income
Specialist lender routes
High-value finance
Specialist routes
Provider model
Mortgage broker
Regulatory model
FCA for UK advice
Pricing / fees
Case specific
FCA status relates to UK-regulated advice. Overseas mortgage regulation varies by destination.
View provider Visit provider

Compare expat and non-resident mortgage providers

Short published facts only. These labels describe the provider’s own materials. They are not ratings, and they are not rates.

A specialist broker, a Spain mortgage and legal firm, a UK expat broker and a direct bank do not do the same job.

Expat and non-resident mortgage providers compared by published scope.
Provider	Provider type	Best aligned with	Property markets	Borrower residence	Property purpose	Income flexibility	High-value finance	Regulatory model	View
Clifton International Property Finance Clifton International Property Finance	Cross-border broker	International buyers · investors · complex cases	Spain · UK · wider Europe	US · UAE · UK · Europe highlighted	Residential, investment and commercial	Cross-border · strong	Strong	FCA-authorised	View
Foxes	Spain mortgage and legal	Buyers of property in Spain	Spain	International buyers	Residential purchase	Non-resident specialist	Not core	Bank of Spain	View
Gatehouse Bank	UK property finance bank	International residents · UK property investors	England & Wales	190+ locations	Buy-to-let	Overseas income, subject to policy	Up to £10m stated	Specialist bank	View
HSBC Expat	Direct international bank	Eligible international banking clients	UK · US · Australia · HSBC markets	Eligibility lists apply	Residential and UK buy-to-let	International-bank underwriting	Strong	Direct bank	View
International Private Finance	International broker	Non-residents · expats · overseas buyers	International / destination-specific	Broad international	Residential and investment	Specialist · available	Available	Market-specific	View
Mortgage International Mortgage International	UK expat broker	Overseas residents buying UK property	United Kingdom	Named overseas markets	Residential and buy-to-let	Core · specialist lenders	Specialist cases	FCA adviser	View
OMF	UK and international broker	Expats · named European markets	UK · Spain · Portugal · France · Italy · Greece	Expats / non-residents	Residential and investment	Cross-border · specialist routes	Specialist routes	FCA, UK advice	View

Expat and non-resident mortgage providers compared by published scope.
Provider	Best aligned with	Property markets	Borrower residence	Property purpose	View
Clifton International Property Finance Clifton International Property Finance	International buyers · investors · complex cases	Spain · UK · wider Europe	US · UAE · UK · Europe highlighted	Residential, investment and commercial	View
Foxes	Buyers of property in Spain	Spain	International buyers	Residential purchase	View
Gatehouse Bank	International residents · UK property investors	England & Wales	190+ locations	Buy-to-let	View
HSBC Expat	Eligible international banking clients	UK · US · Australia · HSBC markets	Eligibility lists apply	Residential and UK buy-to-let	View
International Private Finance	Non-residents · expats · overseas buyers	International / destination-specific	Broad international	Residential and investment	View
Mortgage International Mortgage International	Overseas residents buying UK property	United Kingdom	Named overseas markets	Residential and buy-to-let	View
OMF	Expats · named European markets	UK · Spain · Portugal · France · Italy · Greece	Expats / non-residents	Residential and investment	View

Clifton International Property Finance
Clifton International Property Finance
Provider type
Cross-border broker
Best aligned with
International buyers · investors · complex cases
Property markets
Spain · UK · wider Europe
Borrower residence
US · UAE · UK · Europe highlighted
Property purpose
Residential, investment and commercial
Foreign-currency income
Cross-border assessment
Complex income
Strong
View provider
Foxes
Provider type
Spain mortgage and legal
Best aligned with
Buyers of property in Spain
Property markets
Spain
Borrower residence
International buyers
Property purpose
Residential purchase
Foreign-currency income
Non-resident specialist
Complex income
Case dependent
View provider
Gatehouse Bank
Provider type
UK property finance bank
Best aligned with
International residents · UK property investors
Property markets
England & Wales
Borrower residence
190+ locations
Property purpose
Buy-to-let
Foreign-currency income
Overseas income, subject to policy
Complex income
Policy dependent
View provider
HSBC Expat
Provider type
Direct international bank
Best aligned with
Eligible international banking clients
Property markets
UK · US · Australia · HSBC markets
Borrower residence
Eligibility lists apply
Property purpose
Residential and UK buy-to-let
Foreign-currency income
International-bank underwriting
Complex income
Product dependent
View provider
International Private Finance
Provider type
International broker
Best aligned with
Non-residents · expats · overseas buyers
Property markets
International / destination-specific
Borrower residence
Broad international
Property purpose
Residential and investment
Foreign-currency income
Specialist
Complex income
Available
View provider
Mortgage International
Mortgage International
Provider type
UK expat broker
Best aligned with
Overseas residents buying UK property
Property markets
United Kingdom
Borrower residence
Named overseas markets
Property purpose
Residential and buy-to-let
Foreign-currency income
Core expertise
Complex income
Specialist lenders
View provider
OMF
Provider type
UK and international broker
Best aligned with
Expats · named European markets
Property markets
UK · Spain · Portugal · France · Italy · Greece
Borrower residence
Expats / non-residents
Property purpose
Residential and investment
Foreign-currency income
Cross-border
Complex income
Specialist lender routes
View provider

Understand the service model

Broker or direct lender?

Mortgage broker
Can compare or arrange products across a lender panel, subject to its market and regulatory scope. In this comparison: International Private Finance, OMF, Clifton International Property Finance, Foxes and Mortgage International.
Direct lender
Offers its own mortgage products and applies its own lending criteria. In this comparison: HSBC Expat and Gatehouse Bank.

A broker may offer more lender choice. A direct international bank may be useful where you already have a wider banking or wealth relationship.

What lenders look at

Why international mortgage eligibility varies

Residence
Where you currently live.
Nationality
Relevant to some lender policies, and not always decisive.
Property country
The jurisdiction where the security is located.
Income currency
Whether income and the mortgage are in different currencies.
Employment status
Salary, self-employment, business ownership or investment income.
Deposit
Available equity. This page states no loan-to-value.
Age
Some lenders apply a repayment-age limit.
Property type
Main residence, second home, buy-to-let or a specialist property.

These are the questions a lender asks. This page does not decide eligibility.

Common scenarios

Which mortgage situation is closest to yours?

Tools

Related tools

These tools compare a transfer cost or organise a move. They do not price a property or a mortgage.

Guides

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View all Property topics

Comparing a mortgage from abroad?

Separate residence, income, currency and the property before treating a conversation as an offer.

Find a specialist Explore Property

WiT Access provides general information and comparison resources. Mortgage availability, rates, fees, loan-to-value limits, affordability requirements and borrower eligibility vary by lender, property, residence, currency and individual circumstances. Nothing on this page constitutes mortgage, financial, tax, legal or investment advice.

WiT Access does not determine mortgage eligibility or approve mortgage applications.

Where regulated mortgage advice is required, it should be provided by an appropriately authorised adviser or lender.

WiT Access provides general information and comparison resources. Nothing on this page constitutes legal, tax, financial, mortgage, investment or property advice. Property rules, financing eligibility, taxes, fees and legal requirements vary by jurisdiction and individual circumstances.

Expat mortgages

An expat mortgage is not simply a domestic mortgage with a foreign address. The lender is underwriting cross-border income, residency and currency risk.

What people mean by an expat mortgage

Resident and non-resident are lending categories as well as tax categories

Eligibility is a set of facts, not a passport

Each kind of income may be counted differently

Salary

Bonus

Dividends

Rental income

Pension

Business income

Income currency and mortgage currency are a risk, not a detail

The deposit and the loan-to-value are asked for your file, not copied from a headline

Affordability is the lender’s reading of what you can pay

The file is usually longer than a payslip

Company directors and the self-employed are often asked for more years

The lender values the security, not your enthusiasm

Fixed, variable, repayment and interest-only are descriptions

Fees sit beside the rate

Remortgaging is a new application in the circumstances you then have

A buy-to-let question is not a residential question with rent added

Questions worth asking a lender or broker

Potential warning signs

Borrowers the form was not written for

Salary in one currency, home in another

Director paid mainly by dividend

Moving country during the application

Buying to let from abroad

Mortgage availability depends on both where you live and where you are buying

What are you trying to finance?

The headline rate is only one part of an international mortgage

Property country

Borrower residence

Income currency

Income complexity

Property purpose

Deposit / LTV

Broker or lender?

Total cost

Filter expat mortgage providers

Compare expat and non-resident mortgage providers

Broker or direct lender?

Mortgage broker

Direct lender

Why international mortgage eligibility varies

Residence

Nationality

Property country

Income currency

Employment status

Deposit

Age

Property type

Which mortgage situation is closest to yours?

Related tools

Related guides

Explore other property topics

Comparing a mortgage from abroad?