From Expats to Repats and Back Again
The last few years have changed how people think about work, where they live, and what “security” really looks like. Remote and hybrid working has made location less tied to the office for many. At the same time, a growing number of UK nationals living overseas have been reassessing whether they want to stay abroad or return.
This isn’t just a British story. In many countries, shifting tax rules, higher living costs, and lifestyle priorities have nudged people to reconsider where “home” should be.
Why did many UK nationals move abroad in the first place?
Before 2020, the drivers were usually practical rather than dramatic. For many, it came down to lifestyle, finances, and opportunity.
Common reasons included a better work-life balance, a healthier environment to raise a family, lower day-to-day costs outside major UK cities, or the pull of career and tax advantages. With travel straightforward, many expats felt they could live abroad while still staying connected to the UK.
Why are more expats returning to the UK?
For a lot of people, the decision has become less about adventure and more about long-term planning.
Work has been one of the biggest shifts. Hybrid arrangements have made it easier to return without needing to commute into a city centre five days a week. That has changed the “where should we live?” conversation, and it has widened the set of UK locations that feel realistic.
Money and tax have also moved up the agenda. Inflation and housing costs have been a pressure point in many countries, not just the UK. For some expats, that has reduced the financial upside of living overseas.
On top of that, the UK’s approach to non-dom taxation has changed. The remittance basis was replaced from 6 April 2025, with a new foreign income and gains regime introduced. That has altered the calculation for some internationally mobile families, particularly where overseas income and assets are a key part of the picture.
Then there’s the emotional side. Distance is easier on paper than it is in real life. When family needs change, being a flight away can feel less sustainable, even if everything else “works”.
What about UK property and timing?
For returning expats, property is often part of the plan, even if the move itself is phased.
The mortgage market has been moving through a reset period. Rates are not where they were in the ultra-low era, but there has been more stability than borrowers experienced during the sharp repricing phase. UK Finance’s latest forecast points to modest growth in overall lending in 2026, with refinancing activity still significant as large volumes of fixed rates come to an end.
That matters for repats because timing can be as important as product choice. If you’re relocating with a job change, schooling decisions, and currency exposure in the background, certainty can be valuable.
Mortgage options for expats and returning UK nationals
The right route depends on your timeline and what you’re trying to do: buy a home to move into soon, refinance an existing UK property, or hold a property as an investment while you remain overseas.
Most returning expats tend to fall into one of these paths:
- Buying a UK home before you return, using an expat mortgage that can consider overseas income
- Remortgaging an existing UK property to secure a new deal or release equity for moving costs
- Switching an existing property to a buy-to-let arrangement if you won’t live in it immediately
In practice, lenders will usually focus on proof of income, currency type, residency status, deposit size, and the overall complexity of the case. Where income is multi-jurisdictional, packaging and evidence can make a material difference to outcomes.
What’s the main takeaway?
For many expats, the decision isn’t simply “stay or return”. It’s often: return now, return later, or return in stages. The mortgage piece can support that plan, but it needs to be structured around real timelines and realistic affordability, not best-case assumptions.
If you’re considering a move back to the UK, or you want to understand what borrowing could look like while you’re still overseas, it’s worth getting advice early.
Need guidance on expat mortgages? Speak to one of our specialist advisers today at 0808 149 8381 or enquire online.
