Expats – The Secret Formula for Best Expat Rates in 2026 INSIGHTS.ed9

by admin | Feb 5, 2026 | credit footprint, Expat mortgages, Mortgage rates, Re-mortgage, Releasing cash, Switch mortgages, UK mortgage, UK property

Best Expat Rates – Require this secret formula !

Welcome to the next edition of INSIGHTS covering complex UK mortgages

Lots of clients ask me each week to source the best rates for their expat status. The reality is that the BEST rates on offer require a little known formula…

FORMULA to BEST Expat rates…

So lets get straight to it, firstly as of writing in February 2026 the best 2 yr fixed rate expat deal is 4.16%. So how would someone qualify for this rate?

Clients need to be:

Employed or Self Employed earning over £75K GBP per annum (GBP equiv)
Good Credit scoring in country of residence (no need for UK credit score)
Borrowing at 60% of value or less

AND

Clients can be:

First Time Buyers
Without a UK credit score
ANY nationality

So far so good I hear you say.. well the next criteria is where many clients cannot meet the requirement:

MUST be resident in:

Australia ~ UAE ~ Qatar ~ USA ~ Hong Kong ~ Singapore ~ Malaysia ~ Switzerland ~ Taiwan ~ Channel Islands.

And if you are not in a GCC region there are rates from 4.8% on 100+ of other countries again for ANY Nationality looking to buy or refinance UK property.

So if your considering UK property and mortgages while outside the UK, where you don’t meet the Best Rates criteria above, don’t worry, there could be other good priced options available.

If you would like to discuss these or other aspects of your UK mortgage deal book a call here.

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All our back issues are here>>

And now for that video case study …watch this one.

Expat – in EU buys to Multi-Use

Market Updates

What were the best areas for UK property in 2025 ? our trusted friends at right-move have an interesting take on it read the article here.
Is UK property investing really still worth it ? as many expat clients consider other investments in different regions. watch the episode here.
NEW 90% Lending for Expat residential clients, whereby clients need to only be earning £40K+ per year and be Employed. Rates from 5.45% Book a call to discuss further

Next Steps…

Book a Free Discovery call here & if your not sure what a discovery call is all about Ive made a series of videos on what to expect here.

A Great way to get frequent updates, hints & tips and insider industry knowledge of the complex / expat mortgage market is to join our YouTube channel here.

Our Quick 60sec Quote page allows you to obtain the latest rates to be expected and you can request a specific quote by sending an email to info@mymotgagedeal.co.uk

Uk Mortgages to Age 100+ also for Expats returning to UK

by admin | Oct 30, 2025 | Expat mortgages, Releasing cash, Switch mortgages, UK mortgage, UK property

Expats contemplate returning to UK

UK Mortgages to Age 100+

Welcome to a further edition of INSIGHTS a newsletter covering aspects of UK mortgages for clients with complex circumstances.

We’ll discuss how UK mortgage lending has changed beyond recognition in recent years, with many clients stating at the outset ‘Im 67 so Im probably too old for a mortgage’ Not any-more.. the mortgage market for the UK has literally matured with the population! and we explore what is possible.

Here’s a case study – 2 min video YouTube Here:

UK mortgage to Age 100+ scenarios

Two important points to Note:

Buy to Let (BTL) Mortgage – With buy to let mortgages, lenders focus on the rental income from the property, not your age, job, or salary. So even if you’re retired or on a lower income, you could still qualify, as long as the rent comfortably covers the mortgage payments. For instance, we recently helped a 73-year-old expat in France, living on a £12K pension aside some other incomes, secure a £300K mortgage on a £450K property simply because the rental yield made it work. In fact, the mortgage term ran all the way to age 90!

Residential (Own Use) Mortgage – Residential mortgages are different because affordability is based on your own income and outgoings, now and in the future. Lenders want to see that you can manage payments into retirement — but the good news is, they’ve become far more flexible. Many now offer Retirement Interest Only (RIO) mortgages or even capital & Interest repayment terms up to age 100+. These options can help keep payments affordable, free up your budget, and let you stay in the home you love while still holding onto a healthy amount of equity.

Case Study –

Mr & Mrs Sands – Returning Expats from France – sold a property and now had £200K to put into a UK property to Re-patriate to.

Mr- age 75 £35K pension with civil service Mrs 69 – Basic State Pension £11K

Property Value £350K Mortgage Needed £150K

Deal Sourced – £150K on 30 Yr term Capital & Interest basis

To age 105 on Mr

Monthly Cost:£855 pcm

Market Updates

Further improvements for Expats!! a lender has launched a new Consumer Buy to Let product. We will cover this is a later editions. Consumer Buy to Let (CBLT) means a person either used to live in the property, inherited it or intends a family member to occupy it. This is an underserved area for Expat lenders so its great to see another player in the market.
Expat BTL lending saw a new 85% LTV deal also launched last week, it was quickly withdrawn probably due to demand, but get in touch if you want to be alerted to any other relaunches at that level of borrowing.
The drive in on to build more homes in the UK, but this interesting report details why it may not be viable in 50% of the UK read here
If your thinking of increasing rent on any of your properties next year you are not alone or in the minority read here

Next Steps…

Book a Free Discovery call here & if your not sure what a discovery call is all about Ive made a series of videos on what to expect here.

A Great way to get frequent updates, hints & tips and insider industry knowledge of the complex / expat mortgage market is to join our YouTube channel here.

Our Quick 60sec Quote page allows you to obtain the latest rates to be expected and you can request a specific quote by sending an email to info@mymotgagedeal.co.uk

Releasing cash from a UK property

by Simon Murphy | Jun 27, 2019 | Releasing cash, UK property

I am an expat with a low level of personal income. I own a property in the UK & would like to release cash from it. Is this possible?

Quite a number of expats can feel a little stuck especially if they are living off their pension income and or investments, and have UK property where a large part of their capital exists !

Many expat lenders have minimum income requirement, for example one bank insists that Expats demonstrate at least £25K (sterling equivalent) in personal income from employment and if it is self employment usually the bar is set higher, one lender requires £100K income if self employed as an Expat.

However there are a small handful of bespoke lenders that have ‘no minimum income’ requirement. So in essence the expat maybe only able to demonstrate state pension income and rental income totalling £11,798, far below the usual £25K required. Yet these lenders will consider capital release and remortgage deals for the expat in the knowledge that the property is self funding from the rent it generates.

Simon Murphy is an International Mortgage Broker who resides between Spain | Ireland | UK

Having been in finance for over 17 years & as a Qualified & FCA Regulated UK mortgage professional he can give expert mortgage advice to Expats Worldwide, UK residents & those considering buying abroad with a foreign currency mortgage.

Testimonial

Thanks for your help and dedication in securing my mortgage. Especially since Id changed my job role recently, without your intervention I may have lost the property! At last I’m packing boxes..

Mrs A (South West), Home Mover

Get In Touch

MY MORTGAGE DEAL

0044 (0) 7456 727 626
INFO@MYMORTGAGEDEAL.CO.UK

UK properties for Expats

by Simon Murphy | Jun 24, 2019 | Expat mortgages, UK property

Is there a maximum number of properties I can have mortgages on in the UK as an Expat ?

The simply answer to this is NO, there is no maximum, there are some lenders that are called ‘Portfolio’ Specialist Lenders, so they can take multiple properties that are mortgaged and provide an all in one solution. Usually they will have a max lend possible like £2M-£3M

However other lenders will also permit this so if your portfolio is larger than £2M-£3M then using multiple Portfolio lenders is the way to go.

Obviously the more you borrow the more risk the bank takes so by having multiple lenders you spread the risk and can usually then get a solution to fit UK properties for Expats.

UK properties for Expats

Simon Murphy is an International Mortgage Broker who resides between Spain | Ireland | UK

Having been in finance for over 17 years & as a Qualified & FCA Regulated UK mortgage professional he can give expert mortgage advice to Expats Worldwide, UK residents & those considering buying abroad with a foreign currency mortgage.

Testimonial

Thanks for your help and dedication in securing my mortgage. Especially since Id changed my job role recently, without your intervention I may have lost the property! At last I’m packing boxes..

Mrs A (South West), Home Mover

Get In Touch

MY MORTGAGE DEAL

0044 (0) 7456 727 626
INFO@MYMORTGAGEDEAL.CO.UK

Mortgages in Spain and the UK

by admin | Jun 14, 2019 | Expat mortgages, UK property

I live in Spain, can I have a mortgage in the UK and Spain at the same time?

Absolutely you can, it is easier to obtain finance in the UK, especially if you want to purchase or remortgage with the intention to let the UK property out, thereby the UK bank will consider the UK mortgage as being self funded by the rent that it generates.

How do you work out affordability for a UK mortgage even if you have a Spanish mortgage too? Well as long as your personal income supports the Spanish mortgage adequately and you have enough for deposit and rainy day savings etc. then the UK bank bases its lending decision on the rent the property generates.

For example. Suppose you own a UK property worth £300,000 and it generates rent of £895 pcm.

A UK bank calculates that the amount able to be borrowed would be approx. £190,000 this is based on a stress rate of 125% at 4.5%.

Mortgage payments on £190,000 on interest only would be £568 pcm leaving a £327 pcm gross profit.

Simon Murphy is an International Mortgage Broker who resides between Spain | Ireland | UK

Having been in finance for over 17 years & as a Qualified & FCA Regulated UK mortgage professional he can give expert mortgage advice to Expats Worldwide, UK residents & those considering buying abroad with a foreign currency mortgage.

Testimonial

Thanks for your help and dedication in securing my mortgage. Especially since Id changed my job role recently, without your intervention I may have lost the property! At last I’m packing boxes..

Mrs A (South West), Home Mover

Get In Touch

MY MORTGAGE DEAL

0044 (0) 7456 727 626
INFO@MYMORTGAGEDEAL.CO.UK

UK properties for expats

by admin | Jun 10, 2019 | Expat mortgages, Re-mortgage, Switch mortgages, UK property

I’m a UK Expat residing Overseas, can I buy a UK property to rent and use personally?

Ah..Ha this is one of my favourite questions… why !! you may ask..UK properties for expats: well up to recently mortgages fell into two camps either 1) Owner Occupier or 2) Buy to Let (Tenanted) this was vital to categorise because it would determine if a mortgage was classed as regulated or non regulated.

Then comes along a scenario where a property is used for short term let ie: Holiday or air BnB but also may be used by owner or family at times.

Where does this fit?

Technically its still non regulated, because it is not a principle residential home and is more on the commercial side of things.

Then to complicate further what if an Expat wanted to purchase one of these properties? .. Pleasingly there are a bespoke number of specialist mortgage providers who will consider Expats who are first time buyers, buying a property for Holiday/Air BnB lets with some personal use considered.

This is an area that I think more lenders should consider, the yields on good holiday and city property are excellent, and with more routes to find short stays such as booking.com and homeaway.co.uk the property can maximise its potential. Additionally if a property owner also wants some personal use when they visit the UK, then they are also likely to take good care of it.

UK properties for expats

Simon Murphy is an International Mortgage Broker who resides between Spain | Ireland | UK

Having been in finance for over 17 years & as a Qualified & FCA Regulated UK mortgage professional he can give expert mortgage advice to Expats Worldwide, UK residents & those considering buying abroad with a foreign currency mortgage.

Testimonial

Thanks for your help and dedication in securing my mortgage. Especially since Id changed my job role recently, without your intervention I may have lost the property! At last I’m packing boxes..

Mrs A (South West), Home Mover

Get In Touch

MY MORTGAGE DEAL

0044 (0) 7456 727 626
INFO@MYMORTGAGEDEAL.CO.UK