Buying a Home in the UK on a Visa
You do not need Indefinite Leave to Remain (ILR) or British citizenship to get a UK mortgage. In 2026 a wide range of high street and specialist lenders accept applicants on Skilled Worker, Health and Care Worker, Spouse and other visas, often with deposits as low as 5%. The key is knowing which lenders accept your visa type, time in the UK and income structure.
This guide explains the 2026 deposit and residency tiers, the specific options for NHS staff in Sussex, and how joint applications work. Visit our Skilled Worker (Tier 2) visa mortgage page for more detail.
2026 Deposit and Residency Tiers
Lender criteria broadly fall into three bands:
5% deposit (95% LTV)
Available from several mainstream lenders for Skilled Worker and Health and Care visa holders. Lenders commonly want 1–2 years' residence in the UK, a UK credit footprint and, in some cases, a minimum remaining visa term. Some lenders now have no minimum income floor (£0) for non-ILR applicants, while others set thresholds such as £30,000 or more.
10% deposit (90% LTV)
The widest choice. Many lenders accept applicants with less than 12 months in the UK at 90% if income and credit are solid, and some ignore remaining visa length entirely provided you are in permanent employment.
15%–25% deposit (75%–85% LTV)
For recent arrivals with minimal UK credit history, self-employed visa holders, or those buying more expensive properties, a larger deposit opens up further lenders and better rates. Specialist lenders can consider applicants who arrived only weeks ago.
- Keep your Biometric Residence Permit or eVisa share code ready.
- Register on the electoral roll if eligible, or build credit with a UK credit card and bills in your name.
- Have three months' payslips and bank statements.
- Show the source of your deposit, including overseas savings or gifts.
NHS Doctors, Nurses and Health and Care Worker Visa Staff
We help many healthcare professionals working at the Conquest Hospital in Hastings, Eastbourne District General Hospital and across Sussex NHS trusts. NHS income often includes features that some lenders struggle with, but the right lender will accept them:
- Fixed-term contracts: common for junior doctors and international recruits; many lenders accept these, especially with a history of renewal or on rotation.
- Bank shifts: often accepted with 3–6 months' history, sometimes at 100%.
- Overtime and enhancements: unsocial hours, weekend and on-call payments can frequently be included.
- Professional mortgage schemes: some lenders offer higher income multiples for doctors, nurses and other registered professionals.
Many NHS staff are first-time buyers, and we can combine visa criteria with first-time buyer schemes and higher income multiples to maximise your budget.
Joint Applications with a British, ILR or Spouse Visa Partner
If you are buying with a British citizen or someone with ILR, many lenders treat the application more favourably, sometimes applying standard criteria to the whole case. Spouse and Partner visa holders can usually be included as joint applicants, with their income counted.
Joint applications can also help where one applicant has a short UK credit history, as the stronger profile supports the case. Each applicant will still need to pass identity and credit checks.
Residential and Buy-to-Let Options
Most visa holders buy a home to live in with a residential mortgage. Foreign nationals living abroad, or visa holders wanting an investment property, can consider buy-to-let mortgages for foreign nationals, which usually require a 25% deposit or more.
Common Mistakes to Avoid
- Applying directly to a lender that does not accept your visa, leaving an unnecessary credit search.
- Moving large sums between accounts without a clear audit trail.
- Changing jobs shortly before applying without checking probation rules.
- Assuming you must wait for ILR before buying.
Your home may be repossessed if you do not keep up repayments on your mortgage.
How the Process Works with TMS
We start with a short fact-find covering your visa type and expiry, time in the UK, employment, income, deposit and credit history. From there we identify the lenders whose criteria you meet and obtain an Agreement in Principle, so you can make offers with confidence.
Once your offer is accepted we submit the full application, liaise with the lender's underwriters, chase the valuation and keep your solicitor and estate agent updated through to completion. If anything about your visa or contract is unusual, we raise it with the lender before you pay for a valuation.
Self-employed and contractor visa holders
Fewer lenders accept self-employed applicants without ILR, but options exist, usually with one to two years of accounts and a deposit of 10% to 15% or more. Contractors on day rates, including locum doctors, may also be assessed on their contract income with suitable lenders.
Deposits from overseas
Deposits gifted by family abroad or transferred from overseas savings are widely accepted, but you will need clear evidence of where the money came from and how it reached your UK account. Allow extra time for anti-money-laundering checks, and keep statements from both the overseas and UK accounts.
Speak to TMS
On a Skilled Worker, Health and Care or Spouse visa? Contact TMS today for a free, no-obligation chat with an adviser.
Frequently Asked Questions
Can I get a mortgage without ILR?
Yes. Many lenders accept Skilled Worker, Health and Care and Spouse visa holders without ILR, subject to residency, credit and income criteria.
Can I get a 5% deposit mortgage on a visa?
Yes. Several lenders offer 95% mortgages to visa holders, usually with 1–2 years in the UK and a good credit profile.
Do lenders accept NHS bank shifts and overtime?
Many do, typically with three to six months' history, and some count them in full.
How long do I need to have lived in the UK?
Some lenders require no minimum time with a larger deposit; at 90% many accept under 12 months; at 95% one to two years is typical.
Can I buy with my partner who is British?
Yes. A joint application with a British or ILR partner often widens lender choice and can improve the terms available.
