United Kingdom
No quota. No residency test. Two surcharges decide the cost.
A foreigner can own UK residential property freehold, in their own name, with no permit and no minimum stay. What it costs is decided by stamp duty — and by two surcharges that stack on top of it.
Freehold
✓ Yes, in your name
No quota, no residency requirement
Leasehold
✓ Yes — with a service charge
Long lease; ground rent on older blocks
Visa
✕ Nothing follows
Ownership grants no residency right
Why here
No permission needed. A correction to buy into.
Six reasons, in the order a buyer weighs them.
01
No quota, no permit
Freehold in your own name; no 49%-style cap and no minimum stay.
02
London is repricing
Average £554,000, −2.2% year on year — flats lead the fall.
03
Rents still climb
UK rent £1,406, +3.8%; the North West is fastest at +5.7%.
04
Title you can check
Registered at HM Land Registry, public and searchable.
05
Debt is available
UK and Singapore lenders; average buy-to-let rate 4.82%.
06
No visa, plainly
Ownership grants no residency — if a visa is the goal, look elsewhere.
Sources: ONS / HM Land Registry, year to August 2026; ONS rents, September 2026; UK Finance Q2 2026.
The market in 2026
Prices are flat nationally — London is the exception
UK house prices rose 0.9% in the year to August 2026. London fell 2.2%, driven by flats, which are about half of London sales — the segment an overseas buyer actually buys.
UK House Price Index, year to August 2026 (ONS / HM Land Registry).
Where
Three markets, three different jobs
Averages from the UK House Price Index; yields are our own calculation from ONS averages; stock counts are our list, not the market.
🏙️
12on our list
London
Average£554kGross yield~5.0%
Repricing, not boom: flats are the soft segment, which is where a buyer gets leverage.
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3on our list
Manchester
Average£220kGross yield~5.2%
Fastest rent growth in England (+5.7%); the price index is still rising at +2.2%.
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2on our list
Birmingham
Average£251kGross yield~5.0%
HS2 and the professional-services base; slower price growth, steadier tenant demand.
The tax
Stamp duty, band by band
Charged on the portion of the price in each band, for England and Northern Ireland. Two surcharges stack on top: +2% if you are not UK resident, +5% if you will own another residential property.
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Above £1.5m | 12% |
Worked example. £600,000, non-resident, only UK home: £2,500 + £17,500 = £20,000, plus 2% of the whole price (£12,000) = £32,000. If it is a second UK home, add 5% (£30,000) and the bill is £62,000.
Scotland (LBTT) and Wales (LTT) are separate regimes; figures here are England and Northern Ireland.
How it is bought
Offer to keys — and who does what
England and Wales; typically 6–12 weeks, longer with a chain or a leasehold pack.
Owning it
Leasehold: what is law today, and what is not
The Leasehold and Freehold Reform Act 2024 is on the statute book, but the parts that cut the cost of extending are not in force. Buy the lease you can see.
| Rule | Status | What it means today |
|---|---|---|
| Ground rent on new long leases | In force | Peppercorn since 30 June 2022 |
| Two-year ownership before extending | In force | Can serve notice from day one |
| 990-year extensions | Not in force | A statutory extension still adds 90 years |
| Marriage value abolished | Not in force | Still payable where the lease has under 80 years |
| £250 ground rent cap | Proposal | Draft bill; consultation closed in 2026 |
Check on any lease: remaining term (under 80 years is a price cliff), ground rent and review clauses, service charge and three years of accounts, cladding and Building Safety Act status, and who controls the building.
Sources: Leasehold and Freehold Reform Act 2024; Leasehold Advisory Service; GOV.UK consultation, January 2026.
Paying for it
Who will actually lend
Overseas buyers are a specialist segment for UK lenders, and much of the regional stock is bought without debt.
UK lenders
A limited panel accepts overseas borrowers, with larger deposits and full income evidence.
60–75% LTV
Singapore banks
DBS, OCBC and UOB lend against UK property to Singapore-based buyers, in SGD.
up to ~75% LTV
Average rate on new buy-to-let loans: 4.82% (UK Finance, Q2 2026). Ceilings are indicative, not offers.
Holding it
Where £2,000 a month of rent goes
An illustrative split on a £600,000 London flat — the proportions are what matter, not the exact pounds.
Agent 12%£240
Service charge£260
Tax at 20%£300
Repairs and voids£180
Net to you£1,020
Non-resident landlords register with HMRC (NRL1) or the agent deducts 20% at source; council tax is banded locally.
Selling it later
What selling looks like, in numbers
There is no separate capital gains regime for residential property: the gain is taxed at 24% for individuals, above the £3,000 annual exempt amount.
Buying costs and capital improvements add to the base cost. Non-residents must report and pay within 60 days of completion — late filing starts at £100 and escalates.
The one most buyers miss
UK property is in scope whatever your residency
on UK property above the threshold
Inheritance tax follows the location of the asset, not the owner’s residence. A Singapore resident holding a London flat has a UK exposure whether or not they ever live there.
GOV.UK Inheritance Tax: thresholds frozen at £325,000 and £175,000, with the £2m taper, until 5 April 2031.
What we have
Our UK projects, grouped by city
Only projects still on sale. Prices are the developer’s published entry price in pounds; where nothing is published the row says so.
| Project | From | Completion | Tenure |
|---|---|---|---|
| London12 on sale · from £349k | |||
 The Green QuarterLondon | £349k | Completed | Freehold |
 RiverscapeLondon | £475k | Completed | Freehold |
 TwelveTrees ParkLondon | £515k | Completed | Freehold |
 Woodberry DownLondon | £515k | Completed | Freehold |
 Bermondsey PlaceLondon | £535k | 2027 | Freehold |
 Royal Arsenal RiversideLondon | £560k | Completed | Freehold |
 Camden Goods YardLondon | £592k | 2026 | Freehold |
 Wandsworth MillsLondon | £630k | Completed | Freehold |
 Bow Green London E3London | £650k | Completed | Freehold |
| £700k | Completed | Freehold | |
 The Sky ResidencesLondon | £1.16m | Completed | Freehold |
 Royal WharfLondon | On request | Completed | Freehold |
| Manchester3 on sale · from £312k | |||
 Vita Living Circle SquareManchester | £312k | Completed | Leasehold |
 Waterhouse GardensManchester | £331k | Completed | Freehold |
 ObsidianManchester | £336k | 2026 | Freehold |
| Birmingham2 on sale · from £283k | |||
 Smithfield House at BirminghamBirmingham | £283k | 2027 | Freehold |
 Southside ResidencesBirmingham | £284k | 2027 | Freehold |
Questions
Frequently asked
01
Can a foreigner buy UK property?
Yes — freehold or leasehold, in your own name, with no quota and no residency test. Buying grants no visa.
02
What does stamp duty cost a non-resident?
The standard bands plus 2% on the whole price, and a further 5% if it is an additional UK dwelling: £32,000 on a £600,000 first home, £62,000 if you keep another.
03
Can I get a mortgage?
UK lenders typically cap overseas buyers at 60–75% LTV; Singapore banks also lend against UK property. Cash is common below £600,000.
04
Is a leasehold flat safe to buy?
It can be — check the term (under 80 years is a price cliff), ground rent, service charge and cladding status. The 2024 reform’s cost-cutting parts are not yet in force.
05
What will I pay when I sell?
24% on the gain above the £3,000 annual exempt amount, reported and paid within 60 days of completion.
06
Is there inheritance tax?
Yes. UK property is in scope whatever your residence: 40% above £325,000, or £500,000 where the home passes to children. The bands are frozen to 2031.
Tell us the city and the budget — we will shortlist three projects.
Sources & caveats
Stamp duty: GOV.UK, Stamp Duty Land Tax: residential property rates (bands, the 5% additional-dwelling surcharge and the 2% non-resident surcharge). Market data: ONS / HM Land Registry, UK House Price Index, year to August 2026; ONS private rent and house prices, September 2026; UK Finance, Q2 2026. Capital gains: GOV.UK, Capital Gains Tax rates and allowances (18%/24%, £3,000 annual exempt amount, 60-day reporting for non-residents). Inheritance tax: GOV.UK thresholds (£325,000 / £175,000 / £2m taper, frozen to 5 April 2031). Leasehold: Leasehold and Freehold Reform Act 2024, Leasehold Advisory Service, GOV.UK consultation January 2026. Yields marked “~” are our own calculation from ONS averages, not a valuation. This page is information, not legal or tax advice: the purchase should be handled by a UK solicitor or licensed conveyancer, and tax questions by a UK adviser.
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