UK property finance for European investors.
For EU-based investors buying into the UK, and European capital deploying across the nine continental markets we cover. Post-Brexit the mechanics are those of any overseas borrower: the right structure, clean documentation, and a lender panel that genuinely serves non-residents.
By Dominic Whitecross, Co-Founder, HyLend. Last reviewed September 2026.
By Dominic Whitecross, Co-Founder, HyLend.
Leverage and deposit for overseas buyers of UK property
Plan for lower leverage than a UK resident borrower on the same asset. Where a domestic investor might see 70% to 75%, an overseas structure more often lands at 60% to 65%, and lower still on specialist assets, so the equity requirement is 35% to 40% before fees. The reason is lender recovery risk on an overseas borrower, not the asset.
The deposit also has to be evidenced to a higher standard: source of funds and source of wealth are checked in depth, and funds arriving from multiple jurisdictions take longer to clear. Having that documentation ready before the offer is accepted is the single biggest accelerator for an overseas transaction. How much deposit a commercial mortgage needs → and, for a refurbishment or auction purchase, the bridging deposit →
Scope. We arrange non-regulated finance on investment and commercial property for corporate, SPV and investor borrowers. We do not arrange regulated mortgages on a home for your own occupation. HyLend Limited is a UK credit broker, not a lender.
European capital, both directions
This page is the mirror of our Europe section: not UK borrowers buying abroad, but EU-based investors buying into the UKand European capital working with us on deals in the nine European markets we cover.
Buying into the UK. Post-Brexit, EU investors are overseas borrowers like any other: no UK credit footprint required, UK SPV or acceptable EU entity, personal guarantees, and clean source-of-funds documentation. The panel for EU-based borrowers is wide, and the UK's legal system, valuation practice and product depth, including true exit-led bridgingare often the draw compared with home markets.
The currency question cuts both ways. Euro income against sterling debt, or sterling equity into euro assets, either way the denomination decision and the conversion timing are part of the deal economics, which is where our currency partnership earns its place.
Deploying into Europe. For EU investors working with us on continental deals, the corporate-only, higher-minimum framework of our European coverage applies, market by market, from Ireland's familiar common law to Germany's bank-led structures.
Currency: the cost line most investors miss
Investing into sterling or euro assets from abroad, the exchange rate can move your returns more than the loan margin does, deposits, drawdowns and the eventual exit all cross currencies. We work closely with Total Currency Exchange, a UK currency specialist whose payment services are provided through FCA-authorised partners. Want an introduction? Tell us when you send the deal, or ask us directly. We do not provide currency advice; timing and hedging decisions remain yours with your FX provider.
European investor FAQs
Can EU investors still get UK property finance after Brexit?
Yes. as overseas borrowers: no UK credit footprint needed, a UK SPV or acceptable EU entity, personal guarantees and clean source-of-funds documentation. The panel for EU-based borrowers is wide.
Why do European investors borrow in the UK?
Product depth and the legal system: true exit-led bridging, established development finance and fast, predictable security, products that are thinner or absent in many home markets.
Can you also finance our deals inside Europe?
Yes. across nine markets including Spain, Portugal, Ireland, Germany and Switzerland, on the corporate-only, higher-minimum basis set out in our Europe section.
How is the currency handled?
The denomination decision and conversion timing are part of the deal economics. We work closely with Total Currency Exchange for competitive rates and managed transfers, and will introduce you personally on request.
Valuations: what actually sets your loan and your timetable
Wherever you are based, the loan you receive is a percentage of a valuation figure chosen by the lender, and on UK commercial security that is often not market value but the same asset valued on the special assumption of a 90 or 180 day sale, typically 5% to 25% lower. Two lenders can quote an identical loan to value and offer materially different money.
The valuation type also sets the timetable, which matters when you are coordinating across time zones. Automated and desktop valuations return in minutes to 72 hours on standard UK residential security; a full Red Book valuation of a commercial or trading asset takes one to three weeks and will normally require physical access.
Neither decision can be changed once a lender is instructed, so both belong in the lender selection. The full valuations guide →