UK Mortgages for Non-Residents: Lenders and Deposits 2026

October 2026 is a useful moment to take stock of non-resident mortgage lending in the UK. Skipton International has just raised its maximum loan-to-value for limited-company buy-to-let mortgages and cut its minimum loan size, confirming that the specialist market is still actively developing products for overseas buyers. At the same time, the fact that Lloyds Bank’s international arm has stopped lending to expats on UK properties is a reminder that the lender landscape shifts — and that what was available even recently may not be available today.

For families and investors living in Hong Kong, Singapore, Malaysia, Taiwan and elsewhere who are thinking about buying UK property, the core question is practical: can I actually borrow, from whom, on what terms, and what do I need to prepare? IREIS Properties works with overseas buyers from the first conversation through to completion and letting, and helping buyers understand the financing landscape — before they reserve — is one of the most important parts of that work.

The lenders who will consider a non-resident application — and why the list is short

Only a narrow group of lenders offer mortgages to people who live outside the UK, because standard retail credit-scoring systems are built around UK residency, UK credit files and UK employment records.

Most high-street banks simply have no product designed for an applicant whose income is earned and taxed abroad. Their standard affordability models assume a UK payslip, a UK bank account with years of history, and a credit file built up through UK borrowing. An overseas buyer has none of those things, so the application falls outside normal parameters before it reaches an underwriter.

The lenders who do serve this market have built separate international underwriting processes. HSBC UK runs a dedicated international mortgage service for non-UK residents and accepts applicants resident in a specific list of countries — including Hong Kong, Singapore, Malaysia, the UAE, the USA, Australia and Switzerland, among others. Skipton International lends on UK buy-to-let property to British expats and non-UK nationals living abroad, serving customers in more than 100 countries and covering property in England, Wales and mainland Scotland.

Lloyds Bank withdrew from expat mortgage lending after its international arm stopped lending to expats on UK properties, and that route is now closed. That withdrawal matters because it illustrates how the lender panel can change. The practical implication: always confirm current product availability with a broker who specialises in expat and international lending, rather than assuming a lender that was open to non-residents previously is still open today.

For buyers considering a limited-company structure — sometimes called a special purpose vehicle, or SPV — Skipton International has a dedicated range. In October 2026 it raised the maximum loan-to-value on SPV buy-to-let mortgages to 75% and cut the minimum loan to £100,000, making that route more accessible for smaller purchases.

Deposit levels non-residents should plan for

Non-residents should plan for a minimum deposit of 25%, and in some cases significantly more — which is a very different starting point from the lower deposits that UK-resident buyers can typically access.

The deposit is simply the mirror of the lender’s maximum loan-to-value, or LTV. A 75% LTV means the lender provides three-quarters and you provide one quarter yourself. That 25% minimum is a common floor across the specialist market for straightforward cases. For buy-to-let lending or applicants from certain jurisdictions, broker guidance points to deposits closer to 35–40% as the typical range, and the maximum LTV for non-residents is generally well below what resident borrowers can access.

Loan size also matters. HSBC’s international buy-to-let service requires a 25% deposit on standard loans and 40% for mortgages above £1 million. Skipton International uses a tiered structure: the maximum LTV is 75% up to £1.25 million, falling to 70% up to £1.5 million, 65% up to £3 million, and 60% up to £4 million. In practical terms, a buyer purchasing at £1.5 million needs to bring at least 30% as a deposit.

To put that in context: non-resident buyers sit at the more conservative end of the lending spectrum, with maximum LTV ratios that are lower than those available to residents, reflecting the additional complexity the lender takes on in assessing and recovering a loan when the borrower lives outside the UK. A foreign national who has spent time building a UK credit and banking record may find more options open to them over time, but for a buyer living fully abroad, the specialist lender deposit requirements described above are the realistic starting point.

For buyers who find the deposit requirement stretching, it is worth knowing that some families structured a joint borrower, sole proprietor arrangement — one party living in the UK — to access a different product range. Your solicitor and mortgage broker will advise whether that applies to your situation.

Overseas buyers should consult a specialist FX broker to monitor the exchange rate and, where possible, lock in a forward contract ahead of completion.

Income, employment and paperwork — what lenders will check

International lenders set explicit income floors and require considerably more documentation than a standard UK application, because they cannot use UK credit-scoring shortcuts.

HSBC’s international mortgage service requires a basic annual income of at least £50,000, or £75,000 if you are self-employed. Skipton International requires household income above £60,000 in sterling — or £75,000 if income is earned in local currency — and that income must not be subject to UK income tax. If you are self-employed, Skipton requires an accountant’s certificate or a final tax assessment. Your solicitor will confirm precisely what form that assessment must take for your circumstances.

Employment history requirements are specific. Skipton asks for 24 months of continuous employment, reduced to 12 months if you are not a first-time buyer or landlord. You will need three months of translated payslips and three months of translated bank statements. A UK bank account opened before the application is also required, because direct debits for mortgage payments must come from a UK account.

Source of funds is another scrutiny area. Skipton states clearly that non-UK applicants must provide strong evidence of income, employment and the source of funds used to buy the property and service the mortgage. This is not merely a formality — the lender and your solicitor will both need to be satisfied on this point. Where documents originate overseas, your solicitor will advise on what translation and certification is required to meet lender standards. IREIS Properties helps buyers prepare their source-of-funds paperwork alongside the solicitor and mortgage broker, which prevents delays at the offer stage.

A UK credit footprint helps eligibility. An applicant with a UK bank account, a UK credit card used regularly, or previous UK borrowing will find the process smoother than one with no UK financial history at all. Opening a UK bank account and building a small credit history before applying is worth doing early.

Country of residence can also affect eligibility. HSBC lists specific approved countries, and the range of countries each lender accepts varies — a broker who works daily with international applicants will know which lenders are accepting applications from your country of residence at the time you want to buy, and that can change from year to year.

How a new-build or off-plan London flat affects the mortgage

Buying a new-build or off-plan flat adds two further layers to the lending assessment: the property itself must meet the lender’s criteria, and the timing of a mortgage offer must align with a build programme that often runs well beyond the standard offer validity window.

On the property side, lenders check lease length, building type and ground rent. Skipton International will not lend on leasehold properties with less than 85 years remaining at application. It also excludes ex-local-authority flats above five storeys or 48 units, and deck-access flats. These restrictions rarely affect new-build London developments: leases on new London flats are typically 999 years with a peppercorn — effectively zero — ground rent, which is the standard since the Leasehold Reform (Ground Rent) Act 2022. A 999-year lease sits so far above any lender’s minimum threshold that it creates no practical constraint during a normal holding period. The building-type restrictions are more relevant for buyers considering older or social-housing-derived stock on the secondary market.

The timing issue is different. A standard UK mortgage offer is valid for six months. Off-plan build programmes can run considerably longer than that — from exchange through to completion — so an offer obtained at the time of reservation will often expire well before the keys are handed over. The way most buyers and brokers handle this is to use an early mortgage in principle as a budget check and eligibility confirmation, then apply for a formal mortgage offer close to the expected completion date, once the developer has confirmed a realistic handover window. If the build is delayed further, a further reapplication may be needed, and your broker will keep track of that timing on your behalf.

Off-plan purchases are also paid in stages: a reservation fee at the time of booking, an exchange deposit when contracts are signed, and the balance at completion. Your mortgage only draws down at completion. That means the deposit funds must be available and held in a UK account well before completion, and your solicitor will confirm the source of those funds at exchange. IREIS Properties coordinates the timing between the developer’s programme, the mortgage broker and the solicitor, so that buyers are not caught by a lapsed offer or a gap between exchange and completion dates.

Practical steps to strengthen an application before you reserve

The buyers who find the non-resident mortgage process straightforward are almost always those who prepared before reserving — not those who started the mortgage conversation after paying a reservation fee.

The sequence matters. Securing a Mortgage in Principle before reserving a property confirms that you can borrow the amount you need and gives you a realistic budget. It also tells you which lenders are open to your specific country of residence, income level and purchase type. A specialist broker — not a general financial adviser — will have live knowledge of which lenders are accepting international applications and on what terms at the time you want to buy.

Open a UK bank account early. Both HSBC and Skipton require one for direct debit payments. Some accounts can be opened from overseas; your broker or solicitor can advise on options that work for your country of residence.

Gather translated documents now. Payslips, bank statements, employment letters and source-of-funds evidence all need to exist in English, with any certification your solicitor advises. If you are self-employed, your accountant should prepare a certificate or tax assessment that meets UK lender standards. Having these ready before you find a property means the mortgage application can move quickly once you have reserved.

Check your UK credit file if you have any UK financial history. If you have held a UK bank account, a credit card or a previous mortgage, there will be a credit file. Errors on that file can delay or prevent an offer. Checking and correcting it takes time, so doing it well before you start your property search gives you room to fix any issues without pressure.

Consider whether an SPV structure suits your situation. Buying through a limited company changes the LTV, minimum loan and documentation requirements. After Skipton’s October 2026 update, the maximum LTV in its SPV range is 75% and the minimum loan is £100,000. Whether an SPV is appropriate depends on your tax position and long-term plans. Consult a qualified UK tax adviser for your circumstances.

Plan the exchange deposit carefully. Because the mortgage only completes at handover, the exchange deposit comes from your own funds and must be in place when contracts are signed. Knowing how you will move that money into the UK, and when, is a practical detail that catches buyers off-guard when they leave it too late. Your solicitor will explain the exact amount required for the specific property you are buying.

Stamp duty on a non-resident purchase depends on your residency status, whether you already own property and whether you qualify as a first-time buyer. Use the IREIS stamp duty calculator to model the likely cost for your situation, and speak to your solicitor for a precise figure. For a broader picture of what buying in the UK costs and involves, the complete guide to buying UK property from abroad covers the full process step by step.

Families helping a son or daughter buy — for example, a student flat in London — will find a different set of lending options relevant. The JBSP mortgage guide explains how a joint borrower, sole proprietor arrangement works for overseas parents, and the guide for international students buying UK property sets out the rules for that specific situation.

If you are ready to look at what is available, the IREIS Properties listings give a current picture of new-build and resale property that overseas buyers are actively considering.

When you are ready to take the next step — whether that means exploring the mortgage options that apply to your country of residence, understanding what a specific property will cost in total, or beginning the search itself — speak with IREIS Properties. The team helps buyers choose and view property, coordinates with your mortgage broker and solicitor, handles source-of-funds documentation, and arranges letting and management after completion. Get in touch here.