The UK commercial property market is expected to grow in 2026. Here, we explain how expats and foreign nationals can take advantage of the opportunities available.
For foreign nationals or expats living overseas, there are plenty of finance options available to help you invest in commercial property. Lenders in this space have specific criteria to help you get started, but often require more documentation and larger deposits, so working with an expert broker is essential.
Below, we outline why 2026 will be a pivotal year for the commercial sector, share the key requirements from lenders, and outline how to prepare and the finance options available to you.
Why 2026 will be a key year for the commercial sector
Industry outlook suggests that this year will bring positive but steady growth to the commercial market. With easing inflation, falling commercial mortgage rates, and continued investment in key property sectors, there are plenty of opportunities for expats and foreign nationals to focus on.
The key commercial property sectors to watch will be:
- Semi-commercial property – Higher yields, tax efficiency, and capital growth potential are among the many reasons why this sector boomed in 2025, with popularity only expected to grow this year
- Industrial premises – The ongoing growth in online shopping is a significant contributor to this sector, with investment expected to grow in warehouses and logistics hubs
- Retail premises – With increased consumer confidence, retail spending has risen, and therefore, we expect to see prime shopping centres and retail parks attract significant interest from investors in 2026
Who can invest in UK commercial property?
There are very few restrictions on who can apply for a commercial mortgage. All UK passport holders can do so, but for those who do not hold a British passport, there are still options.
As long as your country of residence is on the Financial Action Task Force (FATF) list, the majority of lenders will still consider your application.
FATF is an intergovernmental body which sets standards and promotes the effective implementation of legal, regulatory, and operational measures to combat fraud, such as money laundering.
How can expats and foreign nationals invest in UK commercial property?
Expats and foreign nationals can purchase property in their personal name or through a Limited Company. If you are setting up a new Limited Company to purchase property, keep in mind that a UK bank account is required to do so.
To mitigate the risks associated with expat and foreign national applications, lenders conduct additional due diligence, including identification and proof-of-residency checks.
Key requirements for expats and foreign nationals applying for a commercial mortgage
Residency & VISA status
- A VISA with at least 6-12 months’ validity upon application is essential
- Having proof of UK ties, such as a bank account, address, or rental history, can strengthen your application
Deposit
- Expats will typically need a deposit of around 15-25%
- Foreign nations typically need a deposit of 25-40%
Income verification
You will need to convert any overseas income, and lenders typically take a more risk-averse approach when completing affordability checks. You’ll need to provide:
- Payslips
- Tax returns
- Bank statements
Credit history & documentation
You’ll need to demonstrate that you have a strong UK credit file and a clear credit history in other countries. In terms of documentation, having the following prepared will save you time with your application:
- The last 2-3 years of business accounts
- Detailed bank statements
- Passport and VISA
- Proof of address
- Asset or liability summaries
The commercial mortgage application process for expats and foreign nationals
All the paperwork can be signed in your country of residence and must be witnessed by a qualified lawyer who is registered with the relevant national professional body. As part of the lender’s increased due diligence procedures, you will typically be required to post the original “Wet Ink” signature for most of the paperwork.
You will also be required to instruct a UK-based solicitor, so you’ll need to factor this into your budget before applying.
For the lender to receive direct debit repayments, you must have a UK bank account. Several banks offer international bank accounts, so it’s worth shopping around to find one that best suits your needs.
4 top tips to boost your mortgage application as an expat or foreign national
- Lock in your currency exchange early on to mitigate any market fluctuations and secure your mortgage affordability
- Ensure your VISA lasts at least 6-12 months from your mortgage application date
- Keep a UK bank account and good credit history for a smoother application process
- Work with an expert broker like us who can place you with a lender who is comfortable working in the expat or foreign national space
What rates are available to expats and foreign nationals?
Whilst there are plenty of lenders in this space, the range of products available to expats and foreign nationals is somewhat restricted. Consequently, working with an expert whole-of-market mortgage broker is essential to finding the best rate available.
Rates typically start from around 5% above the Bank of England Base Rate.
What experience do expats and foreign nationals need to invest in UK commercial property?
Most lenders require you to have at least two previous commercial investments listed on your application, as well as approximately two years of landlord experience.
Where can expats and foreign nationals make property investments?
You will most likely be able to purchase property in England, Scotland and Wales.
What else should you consider?
Self-employed applicants
If you’re self-employed, lenders will assess your application based on your business accounts. Some lenders require you to have an internationally recognised accountant to support your application.
Property management
When you’re living overseas, you’ll need to consider who will manage your property here in the UK. Many lenders require you to employ a property manager, usually through a letting agent, to look after things on your behalf.
Getting started with UK commercial mortgages for expats and foreign nationals
If you’re looking to invest in UK commercial property, either as an expat or as a foreign national, and want to know more about the process and the products available to you, get in touch with our experts.
What’s next?
We’ll answer any questions you may have and support you throughout the entire process. Call our team on 0345 345 6788 or submit an enquiry here.
