Hi all,

Would love some input from fellow UK expats who've either sold or held on to a UK property while living abroad. I’ve had my 1-bed flat in a commuter town (35 mins to London) rented out for 14 years while based in Thailand. It’s been a reliable little asset, but I’m now seriously considering whether to keep it or sell up.

The Flat:

• 1-bed leasehold in south east London, long lease (~100 years remaining)
• Current value ~£200k
• EPC rating: C (so OK for now, no major upgrade needed)
• Rents for £1,100/month
• Mortgage nearly paid off
• I self-manage from abroad (no agent fees), but that’s wearing thin

 

Why I’m Leaning Towards Selling:

• Frankly, I can’t be bothered anymore.
• New UK rules are creeping in – Renters’ Rights Bill, loss of Section 21, tenants harder to evict, Pets, more compliance coming
• Service charge costs will probably rise over time
• No appetite to deal with tenant-finding, late payments, or repairs from halfway across the world. Definitely don’t want to deal with letting agents after my experience.
• CGT hit is small (~£3k due to PRR and non-res status)
• Sale would release ~£125–127k in cash I could put to better use or just simplify my life

 

Why I’m Still on the Fence:

• Yield is decent (4.2–4.9%) for a fairly low-maintenance flat
• Mortgage nearly done = full cashflow soon
• Could act like a “mini pension” 
• Diversifies my assets (not just equities or savings)
• I’ve owned it for long, so there’s some emotional attachment
• Leasehold reforms might boost value or reduce hassle (e.g. 990-year lease, ground rent scrapped)
• Useful to have a UK base, just in case I ever need or want to return

 

I’m curious – from those who’ve already made the decision:

• Did you regret selling your UK property while living abroad?
• Or did you regret not selling when the market was OK and before more rules came in?
• If you sold, how did you reinvest the proceeds (abroad, funds, other property)?
• How did your CGT and tax position turn out as an expat?
• Has anyone actually returned to the UK and lived in their old rental?
• Is there anything you'd do differently in hindsight?

Would love to hear real-world experiences, especially from fellow expats managing remotely or those who’ve “cut the cord” and sold. Thanks in advance.

I bought a flat specifically to rent out and generate income.  It may not be the greatest ROI at around 4% after agent fees, insurance and routine repairs, but it also keeps me linked to property prices back in the 'home country' should I ever want to return.

 

Each time I have to go to arbitration to use the deposit to cover damage caused by a departing tenant, I consider selling, as they always seem to side with the tenant and the 50% or so of the deposit rarely covers the true costs of damage.

 

But what's a safe alternative.  I tried the investment route and lost half the funds to a series of 'advisors' who each chose investment funds based on the size of their commission.

 

I've recently bought a property in Bangkok to rent out, and while the buying costs and rental incomes are both lower than in the West, the ROI looks to be higher at 5%, but I have to factor in a falling capital value vs a rising one in the West.

I would put an mortgage on it with a bit less monthly payment than the income. Rent minus, tax, maintenance fee etc, and enjoy the money for now, and while you sit on the appartment you still got the safety of having an asset in Uk. 

Tenants can be very annoying - especially if you are an out of town landlord - - you can give it to an agent or property manager but they are notorious for scheming,,,

 

i chose to sell and invest... 

Assume you declare the net income from your rental property for taxation purposes. 

Just now, DrJack54 said:

Assume you declare the net income from your rental property for taxation purposes. 

As part of the self assessment, my accountant handles it, definitely not cheap, neither the tax nor the accountant. It's just another hassle I could avoid if I sell.

Just now, Kinnock said:

I bought a flat specifically to rent out and generate income.  It may not be the greatest ROI at around 4% after agent fees, insurance and routine repairs, but it also keeps me linked to property prices back in the 'home country' should I ever want to return.

 

Each time I have to go to arbitration to use the deposit to cover damage caused by a departing tenant, I consider selling, as they always seem to side with the tenant and the 50% or so of the deposit rarely covers the true costs of damage.

 

But what's a safe alternative.  I tried the investment route and lost half the funds to a series of 'advisors' who each chose investment funds based on the size of their commission.

 

I've recently bought a property in Bangkok to rent out, and while the buying costs and rental incomes are both lower than in the West, the ROI looks to be higher at 5%, but I have to factor in a falling capital value vs a rising one in the West.

 

I haven’t analysed the property’s appreciation or depreciation in detail, but prices have been pretty stagnant. If I sell and invest in options like the ones below, I’m confident I could buy again if I return home. I do like having a base back home, but the constant hassle is wearing like a boiler leak over Christmas when tenants were away, or tenants who earn well but lack basic common sense or punctuality. Always late, always some issue.

I’m quite anxious about investing, mostly because I don’t know much about it. What kind of investment funds did they suggest? Here are the four options I’m considering:
    1    High-Interest Savings Account (UK or offshore)
– Simple and safe
– Around 4–5% interest currently
– No hassle, just park the money
    2    Premium Bonds (UK)
– Safe place to keep cash
– Chance to win monthly prizes instead of interest
– Fully liquid
    3    Stock Market (via low-cost index funds like Vanguard ETFs)
– Potentially higher returns
– More risk, but easy with automatic monthly investing
– Can use platforms like Interactive Brokers or a UK ISA (if tax-resident)
    4    UK Government Bonds (Gilts)
– Safe and pays fixed interest
– Suitable if I don’t need access to the funds soon
– Can be held in an investment account

 

I’m hesitant about buying in Thailand since I can’t own land outright only condos, or go through a company setup or usufruct, which I’m not keen on. I’d prefer to reinvest in the UK, if not for all the headaches from government regulations, tenants, and clueless letting agents. What’s your experience been like investing in Thai property? Buying a condo here seems tricky too concerns about poor build quality and inflated prices. Again, I’m not too familiar with the local market.
 

Just now, 1FinickyOne said:

Tenants can be very annoying - especially if you are an out of town landlord - - you can give it to an agent or property manager but they are notorious for scheming,,,

 

i chose to sell and invest... 

I chose to sell and invest, totally get it!.

Christmas was a disaster: dealing with a boiler issue while the tenants were away, replacing a fridge that "wasn’t good enough," and then the new one being “too small” even though the contract clearly states only two people living there.

I’m leaning towards selling too. It’s a shame because it’s a lovely area, classic British charm, but it's changed completely due to migration.

Letting agents just make things worse. Instead of managing tenants myself, I’m paying over 18% and still having to guide them through basic tasks. Honestly, the government should be regulating letting agents, not punishing landlords.
 

Just now, Hummin said:

I would put an mortgage on it with a bit less monthly payment than the income. Rent minus, tax, maintenance fee etc, and enjoy the money for now, and while you sit on the appartment you still got the safety of having an asset in Uk. 

I just keep the mortgage because I figure it helps my credit profile, paying interest to the banks while they give me minimal or zero interest on my savings.

51 minutes ago, falangUK said:

• Current value ~£200k
• EPC rating: C (so OK for now, no major upgrade needed)
• Rents for £1,100/month

 

It depends how much equity you have in it and what would you might do with that equity if you sold.

 

I'm in a similar situation.....£200,000, two bed, rents at £1300 a month, no mortgage.

 

For what it's worth...I'm hanging in there for the foreseeable.

Couldn't sell my flat for what it was worth so renting it out at the moment - I have an agent to take care of things and when I go back I still have somewhere to live. Then if I want to sell maybe I can get the price I want and if I can't the flat has generated some money to offset the lower price

Just now, Will B Good said:

 

It depends how much equity you have in it and what would you might do with that equity if you sold.

 

I'm in a similar situation.....£200,000, two bed, rents at £1300 a month, no mortgage.

 

For what it's worth...I'm hanging in there for the foreseeable.

Almost 95% decided to hold onto the mortgage, mainly because it supposedly helps your credit profile?
£200K for a two-bed bringing in £1,300/month is solid. Mine’s just a one-bed, probably worth around £210K or more if I’m patient and leave it on the market a bit.

Aren’t you concerned about the Renter’s Reform Bill though? Evictions could become a drawn-out nightmare, no more ASTs, just a rolling tenancy with two months' notice, plus you can’t refuse pets. It’s getting ridiculous.

Here are four options I’m considering for what to do with the equity if I sell:
    1    High-Interest Savings Account (UK or offshore)
– Simple and safe
– Around 4–5% interest
– Zero hassle, just park the money
    2    Premium Bonds (UK)
– Safe cash storage
– Monthly prize draws instead of interest
– Fully liquid
    3    Stock Market (low-cost index funds like Vanguard ETFs)
– Potential for higher returns
– More risk, but very hands-off with auto monthly investing
– Can use platforms like Interactive Brokers or a UK ISA (if eligible)
    4    UK Government Bonds (Gilts)
– Low risk, fixed interest
– Good if I don’t need the money soon
– Held in an investment account
 

Just now, Negita43 said:

Couldn't sell my flat for what it was worth so renting it out at the moment - I have an agent to take care of things and when I go back I still have somewhere to live. Then if I want to sell maybe I can get the price I want and if I can't the flat has generated some money to offset the lower price

I might get a new tenant in and try to sell with them in situ. Hopefully your lease is over 80 years, because that’s another headache thanks to legislation, marriage value, and all the extra costs that come with it.

 

21 minutes ago, falangUK said:

 

I haven’t analysed the property’s appreciation or depreciation in detail, but prices have been pretty stagnant. If I sell and invest in options like the ones below, I’m confident I could buy again if I return home. I do like having a base back home, but the constant hassle is wearing like a boiler leak over Christmas when tenants were away, or tenants who earn well but lack basic common sense or punctuality. Always late, always some issue.

I’m quite anxious about investing, mostly because I don’t know much about it. What kind of investment funds did they suggest? Here are the four options I’m considering:
    1    High-Interest Savings Account (UK or offshore)
– Simple and safe
– Around 4–5% interest currently
– No hassle, just park the money
    2    Premium Bonds (UK)
– Safe place to keep cash
– Chance to win monthly prizes instead of interest
– Fully liquid
    3    Stock Market (via low-cost index funds like Vanguard ETFs)
– Potentially higher returns
– More risk, but easy with automatic monthly investing
– Can use platforms like Interactive Brokers or a UK ISA (if tax-resident)
    4    UK Government Bonds (Gilts)
– Safe and pays fixed interest
– Suitable if I don’t need access to the funds soon
– Can be held in an investment account

 

I’m hesitant about buying in Thailand since I can’t own land outright only condos, or go through a company setup or usufruct, which I’m not keen on. I’d prefer to reinvest in the UK, if not for all the headaches from government regulations, tenants, and clueless letting agents. What’s your experience been like investing in Thai property? Buying a condo here seems tricky too concerns about poor build quality and inflated prices. Again, I’m not too familiar with the local market.
 

In Thailand I bought a second condo in the same low rise building I've been living in for several years.  It's mostly Thai owner occupiers with a few rented units, again mostly to Thai people working in the city.  There's also a few Western tenants .... all long term.

 

So I knew the property, which reduces the risk a little.  It's an older low rise, and prices seem to be falling a little year on year, but rental rates are increasing a little.

 

I bought a large-ish 2 bed unit, which seems to be more in demand as most newer properties seem to be tiny.

 

 

Just now, falangUK said:

Hopefully your lease is over 80 years, because that’s another headache

No lease - freehold - no mortgage

30 minutes ago, Negita43 said:

Couldn't sell my flat for what it was worth so renting it out at the moment - I have an agent to take care of things and when I go back I still have somewhere to live. Then if I want to sell maybe I can get the price I want and if I can't the flat has generated some money to offset the lower price

Plus I forgot - no Community charge and utility bills.

38 minutes ago, Kinnock said:

In Thailand I bought a second condo in the same low rise building I've been living in for several years.  It's mostly Thai owner occupiers with a few rented units, again mostly to Thai people working in the city.  There's also a few Western tenants .... all long term.

 

So I knew the property, which reduces the risk a little.  It's an older low rise, and prices seem to be falling a little year on year, but rental rates are increasing a little.

 

I bought a large-ish 2 bed unit, which seems to be more in demand as most newer properties seem to be tiny.

 

 

That sounds like a smart move! larger 2-bed units are definitely getting harder to come by with all the new, smaller builds. Are your tenants pretty reliable with rent? A Thai friend of mine mentioned she’s had issues with both locals and expats paying late.

Do you think low-rise condos are a better investment option in Thailand? I used to live in one in Bangkok and really liked it, but I'm still unsure about their long-term investment value. Did you go through an agent when buying, or did you do all the research and number-crunching yourself? A 2-bed in a low-rise does seem like a solid sweet spot.

35 minutes ago, Negita43 said:

No lease - freehold - no mortgage

 

22 minutes ago, Negita43 said:

Plus I forgot - no Community charge and utility bills.

That's great! freehold and mortgage-free! How do you handle regular maintenance while you're overseas? The only upside I see with leasehold is that the management company usually takes care of basic upkeep while you're away, though they charge a ridiculous amount for it.

2 hours ago, Negita43 said:

Couldn't sell my flat for what it was worth so renting it out at the moment - 

 

   Properties are only worth what someone else is willing to pay 

1 hour ago, falangUK said:

That sounds like a smart move! larger 2-bed units are definitely getting harder to come by with all the new, smaller builds. Are your tenants pretty reliable with rent? A Thai friend of mine mentioned she’s had issues with both locals and expats paying late.

Do you think low-rise condos are a better investment option in Thailand? I used to live in one in Bangkok and really liked it, but I'm still unsure about their long-term investment value. Did you go through an agent when buying, or did you do all the research and number-crunching yourself? A 2-bed in a low-rise does seem like a solid sweet spot.

I didn't use an agent.  When I bought my first condo in the building I just visited buildings in the area and asked the building management what was for sale.  They get a small commission if a 'walk-in' buyer takes a unit, so they were very helpful.

 

I then asked the same management team to let me know of any sellers who needed a quick sale, as I was a cash buyer.

 

The second condo was lower cost than the first one as the seller needed cash.

 

The unit was a bit rough, as it had been vacant for several years, but that meant I could do a full refit .... and labour costs are much lower in Thailand than back in my home country.  My Missus is a brilliant project manager too.

 

 

 

 

 

I'm keeping mine despite the new anti landlord legislation. 

I think parts of the new legislation are morally correct  such as the ending of the 21 day eviction rule.

But I am worried about happens if dodgy tenants wreck the place or don't pay rent.

If nes ill ask a couple of pals of mine who are ex military 

To have a polite word with them if absolutely necessary.

I don't want to sell it cos it's MY HOME & has been for 40 years.

It's only a one bedroomed bungalow with its own garden.

 

 

 

23 minutes ago, Kinnock said:

I didn't use an agent.  When I bought my first condo in the building I just visited buildings in the area and asked the building management what was for sale.  They get a small commission if a 'walk-in' buyer takes a unit, so they were very helpful.

 

I then asked the same management team to let me know of any sellers who needed a quick sale, as I was a cash buyer.

 

The second condo was lower cost than the first one as the seller needed cash.

 

The unit was a bit rough, as it had been vacant for several years, but that meant I could do a full refit .... and labour costs are much lower in Thailand than back in my home country.  My Missus is a brilliant project manager too.

 

 

 

 

 

That's some sharp thinking, smart planning, and solid execution all around.

14 minutes ago, Magictoad said:

I'm keeping mine despite the new anti landlord legislation. 

I think parts of the new legislation are morally correct  such as the ending of the 21 day eviction rule.

But I am worried about happens if dodgy tenants wreck the place or don't pay rent.

If nes ill ask a couple of pals of mine who are ex military 

To have a polite word with them if absolutely necessary.

I don't want to sell it cos it's MY HOME & has been for 40 years.

It's only a one bedroomed bungalow with its own garden.

 

 

 

I totally get it! While I have zero plans to retire in the UK (unless climate change turns it into a sunny paradise with no winters), I understand why you’d want to hang on to your place , especially after 40 years, it’s more than just property, it’s your home.

As for dodgy tenants, you could look into rent guarantee insurance ,  just make sure you thoroughly vet the tenant first: solid income multiple, clean credit, no CCJs, etc. If they still mess around, at least you can claim the rent. Getting rid of them might not be easy with the new laws, though.
 

No idea what the pros are planning around evictions now, but your ex-military mates sound like a handy backup. You could start a little side hustle for stressed-out landlords , only half joking!

18 minutes ago, Magictoad said:

 

But I am worried about happens if dodgy tenants wreck the place or don't pay rent.

 

 

   You can still evict tenants for that 

11 minutes ago, Nick Carter icp said:

 

   You can still evict tenants for that 

It’s still possible, but it'll be pretty difficult — slow court system, legal costs, and all that. Curious when the RRB will actually come into effect.

5 hours ago, falangUK said:

Hi all,

Would love some input from fellow UK expats who've either sold or held on to a UK property while living abroad.

 

I'm not from the UK. so not sure if my comment counts.

 

I moved to Thailand more than 30 years ago, and left my flat in my home country unoccupied for about 15 years, as it was handy for when I travelled back.

After 15 years I considered it not warranted anymore because I didn't go back often enough, so decided to rent it out.

First renter was a recommendation from friends, and was a disaster from the beginning. Had to go to court to get him removed, and obviously was deprived of some of the money I was owed. Took over a year all together.

That is when I decided to rent it out through an agency, because that would protect me of course.NOT?

The renter they brought in was an even bigger issue, and again court had to be involved to because she didn't pay rent. 

In my home country they have a service called renters syndicate, which is free for the renter, and they ALWAYS side with the renter of course.

 

At the end of the 1 year contract she moved out, but I was due about 6 months of rent, so I took her to court.

She had a pro-deo lawyer, who after about 4 months of proceeding, removed himself from the case., which clearly shows what a <deleted> she was, so the court case was decided that she owed me the money. But she had declared herself insolvent, so I lost the rent and my lawyers fees.

 

I thought that was the time to sell it, and never regretted.

 

2 hours ago, falangUK said:

That's great! freehold and mortgage-free! How do you handle regular maintenance while you're overseas? The only upside I see with leasehold is that the management company usually takes care of basic upkeep while you're away, though they charge a ridiculous amount for it.

Agent arranges it

 

38 minutes ago, falangUK said:

It’s still possible, but it'll be pretty difficult — slow court system, legal costs, and all that. Curious when the RRB will actually come into effect.

 

Exactly, and that is what I pointed out in my previous post.

Renter knows you are 10.000 km away, so they will <deleted> you if they have the chance.

I know the situation in my home country, and although i'm not a Brit I have daily contact with business contacts in the UK, and from what they tell me I understand that it is worse there

4 hours ago, Will B Good said:

 

I'm in a similar situation.....£200,000, two bed, rents at £1300 a month, no mortgage.

 

   I got more bedrooms and receive more income, probably in a better location as well 

I plan to sell mine when I start taking pensions, probably 65, main reason is so my income isn't too high so limit the tax paid. 

 

Other thing to consider is you have to pay CGT on the sale unless you live there, last time I checked you have to live their for 2 years to avoid that, I may do that. I haven't checked that recently as its 10 years away