Last reviewed: June 2026
TL;DR- EU citizens with EU Settlement Scheme Settled Status (equivalent to Indefinite Leave to Remain) have the broadest access to UK mortgages - most mainstream lenders treat them the same as UK nationals.
- EU citizens with Pre-Settled Status have a time-limited right to remain and face the same restrictions as other visa holders - more restricted lender choice and typically higher deposit requirements.
- EU citizens who did not apply to the EUSS before the deadline and lack a documented right to remain face very limited mortgage options.
- Swiss and EEA (Norway, Iceland, Liechtenstein) nationals are covered by the same EUSS framework.
The EU Settlement Scheme and Mortgage Eligibility
The EU Settlement Scheme (EUSS) was introduced following the UK's departure from the European Union, allowing EU, EEA and Swiss nationals who were resident in the UK by 31 December 2020 to apply for UK immigration status. The scheme produced two outcomes: Settled Status (for those with five or more years of continuous UK residence) and Pre-Settled Status (for those with less than five years of residence at the application date).
The immigration status granted under the EUSS is the primary factor determining mortgage accessibility for EU citizens in the UK.
Settled Status Holders
EU citizens with EUSS Settled Status have an indefinite right to remain in the UK - effectively equivalent to Indefinite Leave to Remain (ILR) for UK nationals. Most mainstream mortgage lenders treat Settled Status holders in the same way as UK nationals. Standard eligibility criteria apply: standard deposit requirements (typically 5-10% for residential purchases), standard income assessment using payslips and P60, and standard income multiples. Settled Status should be evidenced through the online EUSS status checker, the share code for which is provided to the applicant by the Home Office.
Pre-Settled Status Holders
EU citizens with Pre-Settled Status have a right to remain in the UK for a defined period - initially five years from the date of grant, with an obligation to apply for Settled Status once eligible (after five years of continuous residence). Pre-Settled Status is a time-limited immigration status and is treated by most mortgage lenders in a similar way to a time-limited visa.
This means Pre-Settled Status holders typically face: more restricted lender choice (many mainstream lenders decline or restrict); higher minimum deposit requirements (commonly 25% or higher); requirements for minimum remaining status validity; and in some cases, higher rates. Specialist lenders with flexible approaches to EU citizens on Pre-Settled Status do exist, and a specialist mortgage broker is the most effective route to identifying current availability.
Demonstrating EU Settlement Status
Unlike previous UK immigration documentation, EUSS status is digital-only - there is no physical document issued to Settled or Pre-Settled Status holders. Status is demonstrated through the online HMRC right to work check, the Home Office online service or the sharecode system. Lenders may require a copy of the sharecode check as part of the mortgage application process. Status can also be verified via the View and Prove system on the GOV.UK website.
EU Citizens Who Did Not Apply to the EUSS
EU citizens who did not apply to the EUSS by the original deadline (30 June 2021) and do not have a documented right to remain in the UK face very limited mortgage options. Without an immigration status that confirms the right to remain, lenders cannot assess the borrower in the standard way. Late EUSS applications are still being considered in some circumstances under the scheme's late application provisions. EU citizens in this position should seek both immigration advice and mortgage advice from specialists.
Frequently Asked Questions
Does EU Settlement Scheme Settled Status count the same as British citizenship for mortgages?
For most mortgage purposes, Settled Status is treated the same as Indefinite Leave to Remain and gives essentially the same access to mortgage lenders as British citizenship. There may be some lenders with specific eligibility criteria that require British citizenship, but these are a minority. The vast majority of mainstream UK mortgage products are accessible to Settled Status holders on the same terms as British citizens.
Can EU citizens use the Lifetime ISA or other government schemes?
Government savings and housing schemes generally require UK residency rather than British citizenship. EU citizens resident in the UK with Settled or Pre-Settled Status are typically eligible for schemes such as the Lifetime ISA, shared ownership and First Homes, provided they meet the other eligibility criteria (first time buyer status, income limits, etc.). Specific eligibility should be confirmed for each scheme.
What happens to my Pre-Settled Status mortgage if I become eligible for Settled Status?
Upgrading from Pre-Settled to Settled Status improves the mortgage position, as the borrower moves from a time-limited to an indefinite right to remain. When the mortgage comes up for remortgage, the Settled Status can be evidenced and mainstream lender products become accessible. There is no automatic change to the existing mortgage terms when Settled Status is granted - the benefit is realised at the next remortgage opportunity.
Do EU citizens pay the non-resident SDLT surcharge?
The non-resident SDLT surcharge is based on UK residency at the time of purchase, not nationality. EU citizens who are UK resident (present in the UK for at least 183 days in the preceding 12 months) do not pay the non-resident surcharge. EU citizens who are non-UK resident at the time of purchase pay the 2% surcharge regardless of their EU nationality or EUSS status.
