International Mortgages: How to Finance Overseas Property as a Foreign Buyer

Buying property in another country with borrowed money is entirely possible across most of the markets Global Investments operates in — but the options, rates, deposit requirements, and restrictions vary significantly. What works in Spain bears little resemblance to what is available in Thailand.

This guide surveys the financing landscape in each of our eight markets and explains the four main routes available to foreign buyers: local mortgages, remortgaging your existing property, developer payment plans, and specialist international lenders.

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The Four Main Routes

1. Local Mortgage in the Destination Country

A mortgage from a local bank in the country where you are buying. The property itself serves as security. Advantages: you are borrowing in the same currency as the property (reducing currency mismatch risk), and rates may be competitive if the local market is well-developed. Disadvantages: lenders may apply more conservative LTV limits for foreign buyers, require more documentation than a domestic buyer, and the process can be slower and more complex.

2. Remortgaging a Property in Your Home Country

If you have equity in a UK property (or another property you own), you may be able to release equity via a remortgage or further advance and use those funds to purchase overseas. You pay UK rates (which may be higher or lower than local rates) and borrow in your home currency — but you are effectively pledging a UK asset to fund an overseas one. This is often the simplest route for buyers in markets where local mortgages are restricted for foreigners.

3. Developer Payment Plans

For off-plan or new-build properties, developers in many markets (particularly Dubai, Egypt, and Bali) offer structured payment plans that spread the cost across the construction period and beyond. These are not mortgages — no interest is typically charged, and no lender is involved — but they effectively provide financing by deferring cash outflows.

In Dubai, payment plans of 60/40 (60% during construction, 40% at handover) or even post-handover plans (where payments continue for years after you take possession) are common. These have made Dubai off-plan accessible to a wide range of investors with limited upfront capital.

4. Specialist International Lenders and Mortgage Brokers

A number of specialist lenders and mortgage brokers focus specifically on international buyers. They can often arrange mortgages in markets where mainstream lenders are restrictive, and can assess applications from borrowers with income in multiple currencies. They typically charge higher fees than a local bank but provide access to markets that would otherwise be cash-only for foreign buyers.

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Market-by-Market Overview

United Kingdom

The UK has a sophisticated and liquid mortgage market. Foreign nationals and overseas investors can access UK mortgages, but specialist lenders dominate for non-resident buyers:

• LTV: Typically 70–75% for non-UK residents. Some lenders go to 80% but with higher rates and fees.
• Rates: Variable or fixed-rate products. As of mid-2026, UK base rate movements continue to influence the market — check current rates with a broker.
• Rental income assessment: Lenders typically require that projected rental income covers 125–145% of the mortgage payment at an interest rate "stress test" above the actual rate.
• Proof of income: Tax returns, accountant's letters, and bank statements are standard. Self-employed buyers or those with complex income structures should use a specialist broker.
• Key lenders: Skipton International, Santander International, Clydesdale Bank, and specialist buy-to-let lenders.

See the UK property market guide.

Dubai (UAE)

• Local mortgages: Available from major UAE banks for non-residents on completed properties.
• LTV: Non-residents typically get 50–60% LTV (50% on off-plan and properties above AED 5m; 60% on completed property up to AED 5m). The 75–80% tier applies to expats with UAE residency, not non-residents. Some banks cap LTV lower still for non-residents from certain countries.
• Off-plan: Cannot be mortgaged during construction. Developer payment plans are the standard alternative.
• Rates: Typically variable, linked to the Emirates Interbank Offered Rate (EIBOR) or UAE central bank base rate. Fixed introductory periods of one to five years are available.
• Currency: AED is pegged to USD (rate: approximately AED 3.67 per USD). No currency risk for USD-income investors; risk for GBP/EUR income investors.
• Process: Requires No Objection Certificate (NOC) from the developer, property valuation, and income proof. Usually completable in four to eight weeks once documents are in order.

See the Dubai market guide and browse Dubai listings.

Spain

• Local mortgages: Available from Spanish banks and international lenders for non-residents.
• LTV: 60–70% for non-residents (30–40% deposit required). Residents can access higher LTVs.
• Rates: Spain has historically offered competitive rates. Both fixed and variable products are available.
• Requirements: Proof of income (Spanish banks typically want NIE — a Spanish tax identification number — before completing); bank statements; property valuation; Spanish lawyer required for purchase.
• Process: Mortgages can take six to ten weeks to arrange in Spain; plan accordingly.

Note: Spain's golden visa for property investors closed in April 2025. A mortgage purchase remains entirely valid as a purely investment or lifestyle decision.

See the Spain market guide.

Greece

• Local mortgages: Available from Greek banks, but lenders are cautious following the financial crisis of 2010–2015. Greek banks have become more active again in the mortgage market, but LTVs for non-residents can be conservative (50–60%).
• International lenders: Some specialist lenders will arrange mortgages on Greek property against proof of overseas income.
• Alternative: Buyers with equity in UK or other European properties often find remortgaging easier than navigating the Greek banking system.

See the Greece market guide.

Cyprus

• Local mortgages: Cyprus has a functioning mortgage market. Local banks (Bank of Cyprus, Hellenic Bank) lend to foreign buyers, though documentation requirements can be extensive.
• LTV: Typically 60–70% for non-residents.
• Golden visa link: The Cyprus PR programme requires a property of €300,000 from a developer (currently around €300,000 plus VAT — confirm the current threshold with a Cyprus lawyer). Most developers offer their own payment structures for the initial purchase.
• International lenders: Available as an alternative.

See the Cyprus market guide.

Thailand

• Local mortgages: Not available from Thai banks for foreigners purchasing condominiums (the standard foreign-buyer route). Thai banks do not lend to non-residents for property.
• Developer finance: Payment plans from developers are the primary in-market option. Typically 30–40% upfront with the balance on completion.
• Remortgaging: Releasing equity from a UK or other overseas property is a practical approach for buyers who need leverage.
• Specialist lenders: A small number of international lenders can arrange loans secured against Thai property, but this market is thin.

See the Thailand market guide.

Bali / Indonesia

• Local mortgages: Not available from Indonesian banks for foreign buyers. Indonesian banking regulations effectively prevent foreign nationals from obtaining property-secured mortgages.
• Developer payment plans: Common for new villas and developments in Bali. Structures vary but 30–50% on signing with staged payments through construction is typical.
• Remortgaging: As with Thailand, releasing equity from existing overseas property is a practical financing route.
• Leasehold structure note: Most foreign ownership in Bali is through long-term leasehold (hak sewa) or right-to-use (hak pakai) structures. The complexity of the title structure adds importance to legal due diligence.

See the Bali market guide.

Egypt

• Local mortgages: Very limited for foreign buyers in Egypt. The Egyptian mortgage market is primarily domestic.
• Developer payment plans: Egypt's property market — particularly the new developments around Cairo (New Administrative Capital, New Cairo) and coastal areas (North Coast, Hurghada, Ain Sokhna) — is largely driven by developer payment plans, some extending 7–10 years beyond handover with zero interest. This has made Egyptian property accessible to investors with limited upfront capital.
• Residency link: Egypt's property-for-residency programme requires the purchase to be in foreign currency (USD, EUR, GBP). Ensure your financing method — including any payment plan — meets this requirement.

See the Egypt market guide.

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Comparison Summary

Market	Local Mortgage Available?	Typical LTV (Non-Resident)	Developer Payment Plans
UK	Yes	70–75%	Limited (new-builds only)
Dubai	Yes (completed only)	50–60%	Widely available (off-plan)
Spain	Yes	60–70%	New-builds only
Greece	Limited	50–60%	Limited
Cyprus	Yes	60–70%	Available (developer)
Thailand	No	N/A	Common
Bali	No	N/A	Common
Egypt	No (foreigners)	N/A	Widely available (7–10 yr)

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Key Considerations

Currency of borrowing: Ideally borrow in the same currency as the property and its rental income. Mismatching currencies creates ongoing exposure to exchange rate movements. See our currency hedging guide for mitigation strategies.

Impact on UK borrowing capacity: Every overseas mortgage you hold reduces your UK borrowing capacity. If you plan to use UK property as part of your portfolio, plan the sequence carefully.

Interest rates globally: Rates differ significantly by market. Always obtain a full illustration showing the total cost of credit — not just the headline rate.

Specialist broker value: For overseas purchases, a specialist international mortgage broker who understands both the UK market and the destination country can save significant time and access products not directly available to buyers.

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How Global Investments Can Help

Global Investments has guided clients through property acquisitions in eight international markets for over 32 years. We can connect you with specialist mortgage brokers and local lenders familiar with each market, and help you understand how different financing structures interact with your tax position and residency plans.

Contact us to discuss your financing requirements, explore our current listings, or read our related guides on currency risk and international property due diligence.

This guide reflects the position as of June 2026. Lending criteria, rates, and product availability change frequently. This is not financial advice — consult a regulated mortgage adviser before proceeding.