Buying a property abroad — a holiday home in France, a villa on the Mediterranean, or a long-term rental investment in a market you know well — raises questions a UK mortgage simply doesn't. Different lenders, different legal systems, different tax rules and a different view of you as a non-resident borrower. This page is for UK nationals and UK companies looking to finance an overseas purchase, and explains how the process works and where specialist help makes the difference.
Overseas finance is rarely something you can arrange by searching online for a lender in another country. It depends on relationships, knowing which lenders have an appetite to lend where, and structuring the deal correctly. That is the part we handle.
Key facts at a glance
- Who it suits: UK nationals (and UK companies) buying property overseas — holiday homes, holiday-let or buy-to-let investments, or larger residences.
- The process is broadly familiar: in principle it resembles a UK application — you will need a deposit and demonstrable affordability — but lender criteria and local legal processes vary by country.
- Deposits are typically larger: because you are a non-resident, lenders generally expect a bigger deposit than on a comparable UK purchase. The exact level depends on the country, the lender and the size of the loan.
- Country matters a great deal: some markets are relatively straightforward; others involve more complex ownership structuring and tax considerations. Doing your research on where you are buying is important.
- Local advice is essential: overseas purchases bring foreign legal and tax obligations. You should take independent legal and tax advice in the relevant country alongside arranging finance.
- Regulation: finance arranged with an overseas lender, secured on an overseas property, generally falls outside UK FCA regulation. Most buy-to-let lending is not FCA regulated. We will be clear about the regime that applies to your case.
Why buy overseas — and who it's for
Enquiries tend to fall into two groups. The first is buyers of holiday homes — a property to use for a few weeks a year and let out the rest of the time, often as a short-term or holiday let. The second is investors taking a longer-term view, buying rental property in an overseas market they believe in. There are many reasons to buy abroad, from lifestyle to long-term investment, and finance can usually be structured around either.
How it works — and the role of structuring
In outline, an overseas mortgage works much like a UK one: you provide a deposit and evidence that the borrowing is affordable. Two things differ. First, as a non-resident you typically need a larger deposit, reflecting the additional risk the lender takes on a borrower who lives in another country; the precise level depends on the asset, the country and the loan size. Second, how the deal is structured matters more — particularly the ownership vehicle, how the deposit is funded and how rental income is treated.
A UK company can buy property overseas, but it usually depends on how the wider facility, deposit and income are arranged. In many cases it is simpler to set up a company in the country where the property sits to own and manage the asset, with income then declared back to a UK company. This is an area where structuring, and proper legal and tax advice in both jurisdictions, really matters.
The regulatory and legal reality
Overseas purchases sit within the legal and tax system of the country concerned, not the UK's. Each market has its own conveyancing process, ownership rules and tax treatment, and these differ significantly: some countries are relatively simple to buy in, while others involve more complex structuring. Understanding where you are buying — and taking independent local legal and tax advice — is an essential part of a successful purchase.
It is also why local knowledge counts when arranging finance: knowing which lenders operate in a given country, whether they currently have appetite to lend there, and how they expect a non-resident's case to be presented.
Which lenders, and why a specialist broker helps
You cannot reliably find an overseas mortgage lender simply by searching online — the market depends on established relationships and contacts. A specialist broker's role is to understand your rationale and budget, identify lenders with a genuine presence and appetite in the relevant country, and package the deal to suit their criteria and the local legal process. Across more than 135 lenders and a network of overseas contacts, we work out who to approach and how to present the case — which is often the most crucial part of the transaction.
Common complications we handle
- Larger non-resident deposit requirements and how they affect the loan size.
- Choosing and structuring the right ownership vehicle (personal name, local company, UK company).
- Funding the deposit and evidencing affordability for an overseas lender.
- Holiday-home purchases driven by lifestyle rather than pure investment, where income and affordability still need to be demonstrated.
- Navigating country-specific legal processes and identifying which lenders actually lend there.
- Coordinating with local legal and tax advisers alongside the finance.
The process
- Initial conversation — we discuss your reasons for buying, your budget and the country and property type.
- Country and lender check — we identify lenders with a presence and appetite in the relevant market and confirm the local considerations.
- Structuring — we work through the ownership vehicle, deposit and income arrangement, alongside your legal and tax advisers.
- Packaging and submission — we present the case to the chosen lender(s) in the form they expect.
- Through to completion — we support the transaction through the local legal process to completion.
Frequently asked questions
Can a UK resident buy property overseas with a mortgage? Yes. The process is similar in principle to the UK, though lender criteria and local legal processes vary by country, and you will usually need a larger deposit as a non-resident.
Can a UK company buy property overseas? Yes, depending on how the facility, deposit and income are structured. It is often simpler to set up a company in the relevant country to own and manage the asset, with income declared back to a UK company — an area requiring careful structuring and proper advice.
How big a deposit will I need? Generally larger than on a comparable UK purchase, because you are a non-resident. The exact level depends on the country, the lender, the asset and the size of the loan; larger assets may require a higher proportion of equity.
Does it matter which country I'm buying in? Yes — significantly. Some markets are relatively straightforward; others involve more complex structuring and tax rules. Researching the location and taking local legal and tax advice is important.
Can you help with a holiday home rather than an investment? Yes. Holiday-home purchases can be arranged provided you can demonstrate affordability and income, the same as any other case.
Speak to a specialist
Tell us where you want to buy and what you have in mind, and we will identify the lenders and structure that fit. Call 020 7126 8574 or request a call back, and we aim to reply within one working day.
Your home may be repossessed if you do not keep up repayments on a mortgage secured on it.
Finance secured on an overseas property is generally not regulated by the Financial Conduct Authority, and most buy-to-let mortgages are not FCA regulated. We conduct both regulated and unregulated business, so not all products provided through us are regulated by the FCA.
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