Expat Buy-to-Let Mortgages

What is an expat buy-to-let mortgage?

An expat buy-to-let mortgage is designed for UK nationals living abroad who want to purchase a property in the UK to rent out. While the structure is similar to standard buy-to-let finance, the lending criteria are more complex and take into account your overseas income, residency status, and credit history.

These mortgages aren’t usually available from high street lenders. Instead, they’re offered by specialist lenders and arranged through brokers like us who understand how to present expat cases effectively.

It’s also important for you to know that most expat buy-to-let mortgages are classed as unregulated loans. This is because they’re for investment purposes, not personal use, which means they don’t fall under the same FCA rules as residential mortgages ^[1]. That’s completely normal in this part of the market but it does mean that it’s important to get the right advice before applying.

Eligibility and requirements

Who can apply for expat buy-to-let mortgages in the UK?

You may be eligible for an expat buy-to-let mortgage if you:

• Are a UK citizen
• Live overseas and have done so for 6+ months
• Earn income from employment, self-employment or contracting
• Hold a clean credit history
• Meet the minimum income threshold (typically £25,000–£40,000)
• Can provide proof of overseas address and ID

Your country of residence can also impact the availability of lenders. Some jurisdictions are excluded due to regulatory or risk concerns, while others may have restrictions on borrowing amounts.

Typically, individuals residing in countries identified by the Financial Action Task Force (FATF) as non-compliant with international standards on issues like money laundering face blanket restrictions. This FTAF black and grey list is updated quarterly.

Required documents

• To support your application, most lenders will ask for:
• Proof of ID (passport)
• Proof of overseas residency (utility bill or tenancy agreement)
• Employment or income documentation (payslips, contracts, accounts)
• 3–6 months of bank statements
• Evidence of rental income (for portfolio landlords)
• A UK bank account to receive rental income and make mortgage payments

We’ll give you a tailored checklist and support you through every step to avoid delays.

How much can you borrow?

In our experience, most expat buy-to-let lenders offer up to 75% Loan to Value (LTV), which means you’ll need a 25% deposit at a minimum.

In some cases, larger deposits may unlock better rates or increase the chance of approval.

Affordability is often assessed using a rental stress test ^[2]. In our experience this typically requires the rental income to cover 125–145% of the monthly mortgage payment, based on an assumed interest rate.

Rates, criteria and affordability

UK expat buy-to-let mortgage rates and lending criteria

Expats often face slightly higher interest rates on mortgages compared to those living in the UK. This is due to factors like currency fluctuations, difficulty verifying income from abroad, and the added risk for lenders.

The interest rate you’re offered will depend on several factors, including:

• Loan-to-Value (LTV) ratio and deposit size
• Where you live and the currency used in that country
• Your income type (salaried vs self-employed)
• The type of property (e.g., flat, house, or HMO)
• Whether you’re a first-time landlord or a more experienced investor

Rates can vary widely based on these factors, so it’s best to speak with a mortgage advisor for a rate that’s specific to your situation.

Step-by-step application process

We manage your expat buy-to-let mortgage application end to end, working with lenders, underwriters and solicitors on your behalf:

1. Free initial call – Review your goals, residency, income and discuss fees
2. Lender matching – Shortlist options based on eligibility
3. Document collection – We help you prepare a complete pack
4. Application submission – Handled directly through us
5. Offer & completion – We support you right through to key handover

Everything can be done remotely – no UK travel required.

Currency exchange considerations

If you earn income in a foreign currency, fluctuations in the exchange rate can affect the cost of your mortgage payments. Some lenders only accept income in stable currencies like USD, EUR, AED or SGD, while others offer flexible options but build in foreign exchange (FX) buffers.

We recommend:

• Using a specialist FX partner
• Automating transfers into your UK mortgage account
• Fixing rates where possible to reduce exposure

Property and rental considerations

Meeting property standards

Lenders will only approve expat buy-to-let mortgages on properties that meet certain criteria:

• Standard construction (brick/tile, not timber frame or prefab)
• Property value above lender minimum (often £75,000–£100,000)
• EPC rating of E or higher with plans to increase this to C by 2030 ^[3]
• Letting potential under an Assured Shorthold Tenancy (AST)

If you’re considering an HMO or student let, additional licensing may apply.

Understanding tenancy agreements (ASTs)

Most lenders require that your rental property is let under an Assured Shorthold Tenancy (AST) ^[4] – the standard rental agreement in the UK. It gives you, as the landlord, a clear legal framework and is widely accepted by mortgage providers.

If you’re planning on corporate lets, short-term lets, or HMO arrangements, we’ll guide you toward lenders who support those models.

Property management while living abroad

You don’t need to be in the UK to manage a rental successfully. We help you connect with:

• Reputable letting agents
• Property managers
• Insurance providers
• Tax specialists and conveyancers

We act as your point of contact throughout the process – and long after your mortgage completes.

Tax and regulatory guidance

Tax implications for expat landlords

As an overseas landlord, you’ll need to register under the Non-Resident Landlord Scheme (NRLS) and may be liable for:

• Income Tax on rental profits
• Capital Gains Tax when you sell
• Annual Self Assessment returns

We’ll connect you with trusted tax advisors who specialise in expat property investment, so you stay compliant on both sides of the border.

Portfolio landlords and HMOs

If you own four or more mortgaged properties, you’ll be classed as a portfolio landlord, triggering extra underwriting and documentation. We can help structure your portfolio clearly and identify lenders who are expat-friendly.

Looking to invest in a House in Multiple Occupation (HMO)? We work with specialist lenders who support expats buying HMOs, even for first-time landlords or through limited companies.

FCA regulations for overseas borrowers

Most expat buy-to-let mortgages are unregulated, as they’re considered commercial transactions. However, as an FCA-authorised mortgage broker, we operate under strict UK guidelines and prioritise clear, honest advice at every step.