Far from retreating, the expat market shows resilience, says Suffolk Building Society
29 May 2026
Against a backdrop of increased geopolitical instability, Suffolk Building Society has seen a 140% increase in expat cases. The Society compared figures from the beginning of the conflict in Iran with the preceding two-month period.
Year-on-year analysis by the specialist expat lender also revealed a similar trend. Comparing March and April 2026 with the same period last year, the Society recorded a 102% increase in expat applications, and a 33% rise in £1m+ applications.1
Charlotte Grimshaw, Head of Intermediaries at Suffolk Building Society, believes there are several factors driving this trend.
“Expat lending is similar to standard UK lending in that there are all types of borrowers – first time buyers through to those enjoying retirement abroad. The latest ONS data highlights emigration is highest among 25-34-year-olds2, who are typically in prime property-buying years.
“There are several reasons why these expats choose to own a property in the UK, whether it’s as an investment (BTL) or wanting to maintain a residential property for family to reside in, or for when they finish working abroad and return home.
“Despite the conflict in the Middle East, we are still seeing a fairly consistent level of activity in the region. From our experience it’s attractive to younger applicants, (singles and couples) which could explain why we’ve seen no drop off in demand.”
Lending to expats in the Gulf states
Suffolk Building Society's figures also reveal that the number of applications from British nationals residing in the Gulf states remained stable across the two-month period, March to April 2026 versus 2025. However, while applications in 2025 came from residents in just four Gulf states, the UAE, Saudi Arabia, Qatar and Oman, in 2026 they originated from all six Gulf states.
Suffolk Building Society products and criteria keep pace with expat needs
Suffolk Building Society attributes its increase in expat lending to its continued focus on understanding and responding to the changing needs of British expats. While the Society has long offered residential and buy-to-let expat mortgages, newer additions, including expat holiday let and expat self build have strengthened its overall expat proposition. This is combined with improved criteria and an improved customer journey, including the introduction of electronic ID.
Recent cases demonstrate the increasingly varied profiles of expat borrowers. For example, a recent complex case was a yacht stewardess who purchased her first (new build) home with a joint borrower sole proprietor mortgage, using her father’s retirement income and investments to boost affordability.
Charlotte Grimshaw continued:
“We know expats are anything but a one-size-fits-all group, and that these cases can be complex. Brokers can spend hours working with a client before an enquiry even reaches a lender, so this effort must not be wasted. Part of our success comes from always starting with the question, 'How can we make this work?'
“Expat business can be a particularly rewarding area for brokers, both in terms of opportunity and long-term relationships. For any brokers thinking about dipping their toes in the water, finding a lending partner with a proactive, can-do approach will make all the difference.”
1. March & April 2026 vs January & February 2026
2. https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/internationalmigration/articles/ukemigrationexplainedwhatweknowaboutbritsmovingabroad/2026-05-21
