Expat mortgage calculator

As a rule of thumb, around 4 to 4.5 times the income a lender assesses — but for foreign income that is not the figure on your payslip. A lender converts your income to sterling at its own rate, then reduces it by about 15% to 25% to allow for the exchange rate moving over the life of the loan, and applies the multiple to what is left.

So a salary that would support £450,000 of borrowing if it were paid in sterling might support closer to £340,000 to £380,000 paid in euros. The calculator on this page shows the whole chain with your own figures in it.

Because an ordinary affordability calculator assumes sterling income and applies the multiple directly. This one applies the currency reduction first, which is what a specialist lender actually does.

It also shows a range rather than a single figure. Lenders differ on both the reduction and the multiple, and quoting one number would imply a precision that does not exist before a lender has seen the case.

The published spot rate, checked October 2026. Sterling, euro, US dollar, Singapore dollar and Hong Kong dollar rates come from the Bank of England's daily spot series; the dirham rate comes from the UAE Central Bank, because the Bank of England publishes no dirham series.

A lender will use its own rate on the day of the application, and it is usually a more conservative one than the market rate. That is a separate thing from the 15% to 25% reduction, which is applied after the conversion.

Expat deposits are usually around 25%, and some lenders will consider less for the right profile. The deposit is the single biggest practical difference between expat lending and resident lending.

A larger deposit does more than clear the minimum — it reaches better pricing tiers, and it widens the panel of lenders that will look at the case at all.

Yes. The cash-needed-upfront figure adds Stamp Duty Land Tax to the deposit and our fee, and there is a toggle for the non-resident surcharge of 2 percentage points that applies if you were not present in the UK for at least 183 days in the 12 months before the purchase. Source: GOV.UK, Rates of Stamp Duty Land Tax for non-UK residents, read October 2026.

It covers England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both on their own thresholds. It also excludes conveyancing, survey and lender product fees.

Yes — switch the purchase type to a property to let, and the calculator shows the rent a lender would need to see rather than leaning on your income.

A buy-to-let lender tests the rent against the interest on the loan at a stress rate rather than the rate you pay, commonly 5.5%, and asks for rental cover of 125% to 145%. In a great many landlord cases those two numbers decide the loan long before income does.

Pricing is often higher than for a UK resident borrowing the same amount, and the gap varies by lender rather than being a fixed premium. We do not publish rates, because the rate you are offered depends on the case rather than the category.

What moves it: how much you are borrowing against the property, the currency you are paid in, where you live and your residency status, and how much appetite a given lender has for overseas cases that month. For published market data, our rates page carries the Bank of England's monthly averages — those are market figures, not our rates and not a quote.

Not necessarily. A thin UK credit file is expected and does not end the case. Specialist lenders that work with expats and foreign nationals look at the wider picture instead — your overseas bank statements, your employment, your deposit, and any UK accounts you have kept open.

A UK bank account or an old UK address still on file helps, but their absence does not end the case.

Neither. It is an illustration built from the figures you entered and general criteria checked October 2026 — not an offer, not a quote, and not the terms of any one lender.

A decision in principle comes from a lender after it has seen your case. Nothing on this page runs a credit check or contacts a lender.

No. The whole process runs remotely — video calls arranged around your time zone, documents uploaded, and e-signing where the lender supports it.

A small number of lenders still want a signature witnessed in person at the legal stage, and where that is the case we tell you at the outset rather than at the end.

Your passport and your visa or residence permit where one applies, proof of your address abroad, three to six months of payslips, overseas bank statements showing the salary arriving, and your employment contract — or two to three years of accounts if you are self-employed. Certified translations are needed where a document is not in English.

The list varies by lender and by income type, so we send you a checklist written for your case rather than a generic one.

Our standard fee is £495, payable when your application is submitted. In some more complex cases, an additional broker fee of up to 1% of the loan may apply. The first conversation is always free, and we always confirm your total fee in writing before any work starts.

There is no fee until the application stage, so working out whether a case is viable costs you nothing.