Expat Mortgage Rates by Country 2026 — Updated October 2026
- 5-year expat BTL fixes from
- c.5.0%5-year expat BTL fixes from
- Country guides
- 41Country guides
- Currency haircut range
- None–25%+Currency haircut range
- Typical deposit
- 25%Typical deposit
Where you live changes your UK mortgage more than your rate does. It decides which lenders will take your application and how much of your income they count. UK expat buy-to-let 5-year fixes start from about 5.0% in October 2026; the table shows how access and income treatment differ for each of the 41 countries we cover.
Expat Mortgage Rates by Country — October 2026
Swipe the table sideways to see every column.
| Region | Countries | Currency haircut | Lender access |
|---|---|---|---|
| Gulf | UAE, Saudi Arabia, Qatar, Kuwait, Bahrain, Oman | 5%–15% | Wide |
| Asia financial hubs | Singapore, Hong Kong | 5%–20% | Wide |
| Asia other | Japan, South Korea, India, Malaysia | 15%–20% | Good to narrower |
| Asia restricted | China, Thailand, Indonesia | specialist / 20%–25% | Narrow |
| Australasia | Australia, New Zealand | 15%–20% | Wide |
| North America | USA, Canada | 5%–20% | Wide (US citizens restricted by FATCA) |
| South America / Africa | Brazil, South Africa | 20%–25% | Narrow |
| Eastern Mediterranean | Israel, Turkey | 15%–25%+ | Narrow |
| EU (CRD VI applies) | France, Spain, Portugal, Italy, Germany, Netherlands, Belgium, Ireland, Austria, Denmark, Sweden, Cyprus, Malta | 10%–20% | Narrower since March 2026 |
| Non-EU Europe | Switzerland, Norway | 10%–20% | Wide / confirm |
| Crown dependencies and territories | Channel Islands, Isle of Man, Gibraltar | none (sterling-linked) | Wide |
UK Expat Mortgage Rates — October 2026
Swipe the table sideways to see every column.
| Product | Indicative rate, October 2026 | Typical max LTV | Notes |
|---|---|---|---|
| Expat buy-to-let, 5-year fix | from c.5.0% | 75% (80% with selected lenders) | Most common expat product; assessed mainly on UK rent |
| Expat buy-to-let, 2-year fix | c.5.25%–6.5% | 75% | Example: Family BS 5.99%, 60% LTV, 1% fee. Lower headline rates carry fees of 3%+ |
| Expat BTL via limited company | usually a little above personal-name BTL | 75% | Fewer lenders; director guarantees required |
| Expat residential (home for return or family) | c.5.0%–6.0% | 75%–85% | Narrower lender pool; some lenders require an account relationship |
| Expat remortgage / product transfer | as purchase | 75% | Plan 6 months before your fix ends |
How UK lenders treat foreign-currency income
Swipe the table sideways to see every column.
| Income currency | Typical haircut | Countries |
|---|---|---|
| GBP (incl. UK pensions, GIP, Jersey/Guernsey/Manx pound) | None | Channel Islands, Isle of Man, Gibraltar; any UK-pension income |
| USD and USD-pegged (AED, SAR, QAR, BHD, OMR, HKD) and KWD | 5%–15% | UAE, Saudi Arabia, Qatar, Bahrain, Oman, Kuwait, Hong Kong, USA |
| EUR, CHF, SGD, DKK | 10%–20% | EU countries, Switzerland, Singapore, Denmark |
| AUD, CAD, NZD, SEK, NOK, JPY, KRW, ILS, INR, MYR | 15%–20% | Australia, Canada, New Zealand, Sweden, Norway, Japan, South Korea, Israel, India, Malaysia |
| ZAR, THB, IDR, BRL | 20%–25% | South Africa, Thailand, Indonesia, Brazil |
| CNY | Specialist assessment; capital controls on moving funds | China |
| TRY | 25%+ or declined | Turkey |
Expat mortgage rates by country: Asia other
Currency haircut: 15%–20%. Lender access: Good to narrower.
Expat mortgage rates by country: Australasia
Currency haircut: 15%–20%. Lender access: Wide.
Expat mortgage rates by country: South America / Africa
Currency haircut: 20%–25%. Lender access: Narrow.
Expat mortgage rates by country: Non-EU Europe
Currency haircut: 10%–20%. Lender access: Wide / confirm.
Expat mortgage rates by country: Crown dependencies and territories
Currency haircut: none (sterling-linked). Lender access: Wide.
UK tax when you live abroad
Non-UK residents pay the 2% non-resident SDLT surcharge on top of the higher rates for additional properties in England and Northern Ireland. Rental income is taxed in the UK under the Non-Resident Landlord Scheme; register with HMRC to receive rent gross.
Whether it is also taxed where you live depends on that country's double taxation agreement with the UK — take local tax advice.
What foreign-currency income is worth to a UK lender: worked example
- GBP (Channel Islands, Isle of Man, Gibraltar; UK pensions) - no haircut
- £100,000
- USD and USD-pegged (Gulf, Hong Kong, USA) - 5%–15% haircut
- £85,000–£95,000
- EUR, CHF, SGD, DKK - 10%–20% haircut
- £80,000–£90,000
- AUD, CAD, NZD, SEK, NOK, JPY, KRW, ILS, INR, MYR - 15%–20% haircut
- £80,000–£85,000
- ZAR, THB, IDR, BRL - 20%–25% haircut
- £75,000–£80,000
- TRY - 25%+ haircut or declined
- £75,000 or less
£100,000-equivalent income, by income currency
CNY income is assessed case by case by specialist lenders.
Check which lenders accept you — free eligibility check
The figures above are indicative and describe the best case. Send your own scenario and we will come back the same working day with terms from the lenders that actually fit it.
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- Rates by Country
No upfront fees on loans over £1m.
Enough detail to price it is the amount, the security, the purpose and how you plan to repay. The rest we can fill in on a call.
Whole of market · 130+ lenders · FCA 814533 · Same working day response
Rate context and outlook
Expat lenders repriced alongside the wider market in September: HSBC raised its ranges three times and Molo repriced its buy-to-let range from 7 September.
For EU residents, CRD VI rules mean Skipton International no longer takes new applications, so HSBC Expat, Molo Finance and NatWest International are the main routes. Bank Rate is 3.75%, next decision 5 November.
Reviewed by David Doulton, Director, Doulton Bridging Finance — over 20 years in property finance. Last reviewed 1 October 2026. Doulton Money Ltd t/a Doulton Bridging Finance, FCA No. 814533.
Frequently asked questions
Which countries have the easiest UK expat mortgages?
The Gulf states, Hong Kong, Singapore, Switzerland and the Channel Islands, because of stable or sterling-linked currencies and wide lender acceptance.
Does my nationality or my country of residence matter more?
Residence decides the lender list and currency treatment; nationality matters mainly for US citizens (FATCA) and foreign nationals.
Are rates higher for expats?
Usually slightly, and access varies more than price: expat 5-year buy-to-let fixes start from about 5.0%.
What if my country isn't listed?
Contact us — we check lender acceptance for any country, including those on the FATF lists.
Can I get a UK mortgage while living abroad?
Yes. Specialist lenders offer expat buy-to-let and residential mortgages to British nationals living overseas, usually through a broker.
How much deposit do I need?
Usually 25%; 15%–20% is possible with a few lenders, and restricted currencies may need 30%–35%.
Do I need a UK bank account?
Most lenders want mortgage payments made from a UK account, and some require one before completion.
Can I keep my UK home and rent it out when I move abroad?
Yes — through consent to let from your lender or by remortgaging to expat buy-to-let.
How long does an expat mortgage take?
Typically 4–8 weeks; certified documents and time zones add a little time.
Can I do everything remotely?
Yes. ID can be verified digitally or with certified copies, and signing is by post or e-signature.
Where this applies
Most buy-to-let mortgages are not regulated by the FCA. Your property may be repossessed if you do not keep up repayments.
Check which lenders accept you — free eligibility check
Independent whole-of-market advice · FCA No. 814533