UK property analysis · for investors living in Australia
Invest in UK property from Australia, with the maths done properly.
A free, transparent calculator with an expat mode for non-resident stamp duty, expat mortgage terms and returns in Australian dollars. Plain-English guides to the rules. And a second opinion on a real deal before you commit.
Free, no account. Buyer-side: we don't sell property.
Expat mode
Living in AustraliaCash flow after tax
A$3,952/yr
£2,096/yr in the UK
- Cash needed
- A$127,716
- £67,750
- Stamp duty
- £13,250
- incl. £3,500 non-resident
£175,000 buy-to-let in England · limited company · 30% deposit at 6.2% interest only · £1,200/mo rent
£1 = A$1.8851, ECB reference rate, 25 September 2026
- Non-resident stamp duty, applied only where the law does
+2%
Non-resident stamp duty, applied only where the law does
- Typical expat deposit, with a rate to match, in one click
30%
Typical expat deposit, with a rate to match, in one click
- Cash needed and returns at today's ECB rate, plus or minus 10%
A$
Cash needed and returns at today's ECB rate, plus or minus 10%
- Free to use. No account, ever
£0
Free to use. No account, ever
The official sources behind the figures on this page
Who it's for
Living in Australia. Looking at UK property.
Especially Brits and other expats, but anyone in Australia weighing up a UK rental property will find the numbers here.
01
Brits living in Australia
UK savings, an inheritance, or a former home now let out, and a tax system you half remember.
02
Other expats and visa holders
On a 482, 491 or similar visa and barred from buying an established home in Australia until 2029.
03
Planning to move back
Heading home in a few years and want a foothold, and an income, in the UK first.
04
Australians looking at the UK
Curious whether UK rental yields stack up once every cost and the currency are counted.
Why the UK, why now
Australia's closed to many of you until 2029. The UK isn't.
In Australia
- Temporary residents are banned from buying established homes until 30 June 2029, with limited exceptions. The ban started in April 2025 and was extended in the 2026-27 Budget (ATO).
- Buy a new home in NSW as a temporary visa holder and you'll usually pay 9% surcharge purchaser duty on top of standard duty (Revenue NSW), and potentially a land tax surcharge every year you own it.
In the UK
- No ban on overseas buyers, whatever your visa or nationality.
- The non-resident stamp duty surcharge is 2%, and only in England and Northern Ireland (GOV.UK). On the £175,000 example above that's £3,500.
- The catch: an unfamiliar tax system, a narrower mortgage market, a currency that moves, and a property 17,000km away. You need to see all of it in the numbers before you commit.
Official rent benchmarks
Average private rents, May 2026 (ONS Price Index of Private Rents)
| City | 2-bed | 3-bed |
|---|---|---|
| Bristol | £1,543 | £1,757 |
| EdinburghLothian area | £1,329 | £1,702 |
| Manchester | £1,216 | £1,410 |
| GlasgowGreater Glasgow area | £1,092 | £1,339 |
| Cardiff | £1,068 | £1,187 |
| Newcastle | £997 | £1,182 |
| Birmingham | £993 | £1,121 |
| Leeds | £964 | £1,125 |
| Nottingham | £908 | £1,043 |
| Sheffield | £832 | £956 |
| Liverpool | £826 | £950 |
London is published borough by borough: the average 2-bed runs from £1,517 a month in Bexley to £3,335 in Kensington and Chelsea.
Monthly averages for whole council areas; rents vary street by street. The analyser pulls the local figure from any UK postcode, for 335 areas across all four nations.
What we offer
Run the numbers yourself, or have us check them.
Free analyser
Available nowAny UK buy-to-let, modelled in minutes.
- Expat mode: non-resident stamp duty, expat mortgage terms, AUD, USD or EUR
- Land tax in all four UK nations
- Limited company vs personal, after dividend tax
- Stress test and break-even mortgage rate
Free, no account
Open the analyser →Guides
Available nowThe UK rules that move your numbers, in plain English.
- Non-resident stamp duty, explained with real numbers
- Section 24: what it actually costs a higher-rate landlord
- Limited company vs personal: compare after dividend tax
Worked examples calculated live, with official sources
Read the guides →Deal review
Opening soonFound a property? A written second opinion before you commit.
- Rent evidence for the street, not just the city
- Every cost, and tax by ownership structure
- Expat mortgage terms and returns in AUD
- Red flags, and the questions to ask the agent
One fixed fee, confirmed before any work starts
How reviews work →Deal reviews
A second pair of eyes, 17,000km closer to the deal.
The analyser shows you what a deal could do. A review checks whether the inputs hold up for that property, on that street, bought the way you plan to buy it.
A review is analysis, not advice: it isn't mortgage, tax or legal advice, and it isn't a recommendation to buy.
Get notified when reviews open →- 01
Send us the deal
The listing link, the asking price, and anything the agent has told you. Tell us how you'd plan to buy: personally or through a company.
- 02
We confirm the fee first
A fixed fee and what the review will cover, agreed before any work starts.
- 03
We check it
Rent evidence for the street, full purchase and running costs, tax by ownership structure, expat mortgage terms, returns in AUD and a stress test.
- 04
You get a written review
Plain English, with the risks, the questions to put to the selling agent, and an analyser link you can change yourself.
On your side of the table
Questions to ask anyone selling you UK property.
Some firms marketing UK property to people overseas are paid by the developer, which shapes what they recommend. Whoever you talk to, ask them these. Here are our answers.
- Who pays you?
- Only you, and only for a deal review. Never a developer, seller or agent.
- Do you sell property?
- No. We have no stock, and no commission riding on whether you buy.
- Will I see the working?
- Yes. Every figure comes from a published method you can check line by line.
- Will you tell me a deal doesn't work?
- Yes. That's most of the point.
- Do you give mortgage or tax advice?
- No. Take our numbers to a regulated broker and a cross-border accountant.
- Do you earn referral fees?
- Not today. If we ever do, you'll be told in writing before any introduction.
Can I buy UK property while living in Australia?+
Yes. The UK has no ban on overseas buyers, whatever your nationality or visa. In England and Northern Ireland non-UK residents pay an extra 2% stamp duty; Scotland and Wales have no equivalent surcharge.
What does expat mode do?+
Switch the analyser from UK resident to Living abroad and it adds the 2% non-resident stamp duty where it applies, applies typical expat mortgage terms (a bigger deposit and a higher rate than UK residents get), and shows your cash needed and returns in Australian dollars, US dollars or euros at today's rate, with the pound 10% weaker and stronger. Switch back and your UK figures return.
Where does the exchange rate come from?+
The European Central Bank's daily reference rate. Banks and transfer providers add a margin, so you can type in the rate you'd actually get.
Can I get a UK mortgage from Australia?+
Usually, through lenders that work with overseas borrowers. Expect to need a 25% to 40% deposit and to pay a higher rate than a UK resident would. A specialist expat mortgage broker can tell you what you'd qualify for; we don't give mortgage advice.
Should I buy personally or through a limited company?+
It depends on your tax position in both countries and whether you'll draw the income or reinvest it. The analyser shows both side by side, including the tax on drawing profit out of a company. A cross-border accountant should confirm which suits you.
What about tax in Australia?+
Your Australian tax position depends on your residency status, and it can change when you get permanent residency. The analyser covers UK tax only. Speak to an accountant who knows both systems before you buy.
What is a deal review, and what does it cost?+
A written second opinion on a specific UK property you're considering: the rent, the costs, the tax, the financing and the risks. It's a fixed fee, confirmed before we start. Reviews are opening soon; register below to hear first.
Do you sell property or act as a buying agent?+
No. We don't sell property, take commission from sellers or developers, or act as a buyer's agent. We analyse deals and explain the rules; the decision, and the purchase, stay with you.
Is the analyser really free?+
Yes. No account, no card and no trial. Your deal stays in your browser, and every formula is published on our methodology page.
Stay in touch
Be first to hear when deal reviews open.
Tell us a little about your situation. We'll email you when reviews open, and when we publish new guides. In the meantime, the analyser is free to use.
We only use your details to contact you about this. Nothing on this site is financial, tax, or investment advice.