UK Mortgages with Foreign Income

In short, yes, you can get a UK mortgage based on foreign currency income, but the process is more complicated than for applicants with UK-based income.

Lenders need to account for the risks associated with foreign currency fluctuations, which could impact your ability to repay the loan. Since the Mortgage Credit Directive was introduced in 2016, lenders are required to monitor currency movements and inform borrowers of any significant changes affecting repayment affordability.

Finding suitable lenders often requires consulting a specialist mortgage broker who can guide you through the criteria and options available.

Do I need to live abroad to get a foreign currency mortgage?

No.  Whilst most of our clients who apply for UK mortgages with a foreign currency income are expats who are living abroad, we also advise UK residents who, as a result of their work, earn their salary in a foreign currency.   Each client is different, and the specialist lenders we work with deal with each case on its merits.

For example, you might live in the UK but work for an international company that pays you in a foreign currency. Alternatively, you could have rental income or investments abroad that are denominated in a non-GBP currency. In such cases, lenders will assess your income stability, the currency’s reliability, and your overall financial profile.

However, if you do live abroad, you may also qualify for an expat mortgage, which is tailored for individuals residing outside the UK but looking to purchase property within it.

Each client is different, and the specialist lenders we work with will treat each case it’s merits based on your unique circumstances.

Why can it be difficult to get a UK mortgage on overseas income?

The difficulty lies in the risks associated with exchange rate volatility, which may impact repayment affordability. Lenders must also meet regulatory requirements to assess and track currency changes. Verifying foreign income, employment, and tax compliance adds administrative complexity. Additionally, lenders tend to favor applicants with income earned and taxed in the UK, making foreign income mortgages less common and potentially costlier.

Do many lenders accept foreign income?

Only a limited number of lenders in the UK accept foreign income due to the risks and complexities involved. These lenders usually impose stringent criteria, such as limiting eligible currencies and requiring detailed proof of income and tax compliance. Specialist brokers can help identify lenders who are willing to consider foreign income and assist in negotiating terms.

What Counts as Foreign Income for Mortgages?

Foreign income for UK mortgages refers to any earnings generated outside the UK that can be used to assess your mortgage eligibility. This includes:

• Employment or Self-Employment Income: Salaries or profits earned from jobs or businesses based abroad.
• Rental Income: Earnings from properties you own overseas, provided they are consistent and well-documented.
• Investment Income: Dividends, interest, or other returns from foreign investments.
• Pension Income: Payments from foreign pension schemes.
• Royalties or Intellectual Property Income: Earnings from intellectual property rights, such as book royalties or patents, generated internationally.

Lenders typically require proof of income stability and reliability, such as tax returns, bank statements, or employment contracts. They may also consider the currency in which the income is earned, favoring stable currencies like Euros or US Dollars. Each lender has specific criteria, so consulting a specialist broker can help identify the best options for your situation.

Can you get a UK mortgage if you work abroad and have foreign income?

Yes, working abroad with foreign income doesn’t exclude you from obtaining a UK mortgage. Lenders will assess factors such as the currency, income stability, employment history, and any ties you have to the UK (e.g., bank accounts, property ownership). Providing extensive documentation and possibly a higher deposit may be required to strengthen your application.

How Lenders Evaluate Foreign Income: The Role of the ‘Haircut’ in the Mortgage Process

An income “haircut” is a term used by UK lenders to describe the process of reducing the value of foreign income when assessing mortgage affordability. This adjustment accounts for the risks associated with currency fluctuations and exchange rate volatility. Since foreign income is earned in a non-GBP currency, its value can change over time relative to the British pound, potentially affecting the borrower’s ability to meet mortgage repayments.

For example, if your annual foreign income is equivalent to £100,000, a lender might apply a 20% haircut, meaning they only consider £80,000 as your assessable income. The percentage of the haircut varies between lenders and depends on factors such as the stability of the currency and the lender’s risk tolerance.

This practice helps protect lenders from potential losses due to unfavourable currency movements. Borrowers should be aware of this adjustment when applying for a UK mortgage and may benefit from consulting a specialist broker to navigate these complexities.

Which Foreign Currencies are accepted as income by UK lenders?

UK lenders typically accept foreign income in stable and widely traded currencies. These currencies are considered less risky due to their global demand and relatively predictable exchange rates. Commonly accepted currencies include:

• US Dollars (USD): A globally dominant currency, widely accepted by UK lenders

• Euros (EUR): The currency of the European Union, frequently used in mortgage applications.

• Japanese Yen (JPY): Known for its stability, often accepted by lenders.

• Swiss Francs (CHF): A strong and reliable currency accepted by many lenders.

• Canadian Dollars (CAD) and Australian Dollars (AUD): Both are widely traded and accepted.

• Chinese Yuan (CNY)/Renmimbi (RMB): Increasingly accepted due to China’s economic influence.

• UAE Dirhams (AED) and Saudi Riyals (SAR): Commonly accepted for applicants working in the Middle East.

These currencies are considered more stable, reducing the lender’s exposure to risks associated with exchange rate fluctuations. However, it’s best to check with individual lenders, as criteria vary.

Are there any Foreign Currencies that aren’t accepted as Income by UK lenders?

Currencies that may be restricted or rejected for UK mortgage purposes are typically those considered unstable, volatile, or difficult to trade. Lenders assess the risks associated with each currency, and those with significant fluctuations or limited global demand are less likely to be accepted.

Examples of potentially restricted currencies include:

• Currencies from developing economies: These may include currencies like the Nigerian Naira (NGN) or the Argentine Peso (ARS), which are prone to high inflation and instability.
• Currencies with limited convertibility: Some currencies, such as the North Korean Won (KPW) or Cuban Peso (CUP), are not freely traded on international markets, making them unsuitable for mortgage assessments.
• Currencies with high volatility: Currencies like the Turkish Lira (TRY) or Venezuelan Bolívar (VES) may be rejected due to their unpredictable exchange rates.
• Currencies from sanctioned countries: If a country is under international sanctions, its currency may be excluded from consideration by UK lenders.

Each lender has its own criteria, so consulting a specialist broker can help determine whether your currency is acceptable and identify lenders willing to work with it.

What is the situation of a joint mortgage application where only one applicant has foreign income?

In joint applications, lenders may consider foreign income alongside domestic income, but the foreign income may face stricter scrutiny. The stronger financial profile of one applicant could help offset risks related to the foreign income, though some lenders may restrict eligibility based on this factor.

Mortgages for Self-Employed Applicants with Foreign Income

Mortgages for self-employed applicants with foreign income can be more challenging to secure compared to those for salaried individuals. Lenders often view self-employment as less predictable, and when combined with foreign income, the application process becomes even more complex. However, securing such a mortgage is possible with the right preparation.

Self-employed applicants will need to provide extensive documentation to prove the consistency and reliability of their income. This typically includes:

• Several years of certified financial accounts or tax returns.
• Bank statements demonstrating regular income deposits.
• Proof of contracts or business operations, especially if they’re tied to foreign markets.
• Documentation showing compliance with tax regulations in the country of income generation.