On 7/22/2025 at 11:20 AM, falangUK said:

Useful to have a UK base, just in case I ever need or want to return

You have hit it in one.

if you keep it you can use the NHS easily but if you sell and you need the NHS you will have to pay for any treatment.

You probably already know that the pension is crap so anything that adds to it can only be good.

Pensions rises are not passed to you if you do not have an address in the UK.

my advice as a retired property landlord is to keep it because if you shoot yourself in the foot the only thing left to you is a limp

17 minutes ago, Jimjim1 said:

You have hit it in one.

if you keep it you can use the NHS easily but if you sell and you need the NHS you will have to pay for any treatment.

You probably already know that the pension is crap so anything that adds to it can only be good.

Pensions rises are not passed to you if you do not have an address in the UK.

my advice as a retired property landlord is to keep it because if you shoot yourself in the foot the only thing left to you is a limp

Yeah, you're absolutely right. That’s exactly what I’m worried about too — losing access to the NHS and potentially not being able to keep a UK bank account without a local address. Those are serious concerns.

What’s your take on the upcoming renters’ rights reforms? That’s actually one of the main reasons I’ve been thinking about selling. It’s already a headache being on call for tenants, even with all the systems and processes I’ve put in place.

I am just a bit curious when say the mortgage is nearly paid off, the value is 200k, yet that will only free up 127k.  Where does the other 70k go?  Taxes on property sale?  In the USA if one meets the ownership/physical living test one gets 250k or 500K USD exemption on any sale profits

Strictly speaking you don't have NHS access unless ordinarily resident in the UK, if that's your situation....though that won't be noticed probably.

 

Also, if you don't live in the flat and don't pay the bills or are not on the electoral register then again, tenuous as to whether you can be linked to the property unless you're asking the tenants to forward mail or redirect it via Post Office. But that redirect has a finite limit.

 

Lots of property is coming to market now as landlords exit the market due to renters reforms. You expressed frustration with tenants in earlier posts and things like boilers breaking or having to replace stuff. Do you need the hassle, plus you are managing it yourself and not even in the same geo location. I used a letting agent to manage my previous rental property but that costs between 10-15% of your income obviously and they don't do much to earn it. 

 

I would personally advise you to sell it and invest in a global equity income type fund. A low cost tracker is an alternative but they less defensive in nature and markets are not cheap now, at least not Western ones which are less risky in nature.

 

The days of double digit annual property growth are over. The market has really been propped up by high migration but affordability has been severely stretched. You have probably seen the benefit in rising capital value and rental income. 

 

Also, if it's a leasehold flat, be aware there is now legislation which allows freeholder of block to apply for planning permission to extend 3 stories up by another to with minimal grounds for objection.

 

My own situation - sold a 2 bed rental flat in York back in 2021 (my I'd previously lived in) that was paid for and was glad to get rid of. Didn't need the hassle anymore. Also, that wasn't in a hot rental area like SE England, albeit better affordability and quality of life. So hadn't seen the big price rises SE England has seen. 

 

I have a nice 1 bed flat in Surrey (Walton-on-Thames) that I've lived in since 2010, paid for, and I keep it empty when I'm based in SE Asia. Although we are being threatened with the aforementioned planning issue. I intend to keep this place as a UK base in future when I'm based out in Asia a lot more cos I don't really need the income from it.

 

I work in the UK for 7-8 months a year, rest in Asia, but intend to semi or fully retire in next 6-12. Age 54.  Got various pensions  and of my liquid assets I control direct, I'm roughly 50% in stocks of various risk classes and the other 50% in savings accounts, since I plan to start drawing on that money as soon as I stop working. 

2 hours ago, falangUK said:

Thanks, that sounds great. Do you think you’ll ever move back to the UK?

I’m not really sure how to manage the proceeds if I sell, so this sounds like a solid option,  appreciate you sharing it. Are there any downsides to an annuity?

How was the whole process? How long did it take? Did you need to go back to the UK at any point? And did you sell with a tenant in situ?

My house was actually in the US, but money should be money regardless of international borders (though some companies like Fidelity will not deal with you if you don't physically live in the US). I will never move back.

 

My annuity is an account where my money is locked in for five years. It earns a guaranteed amount of interest which grows daily. Each year there is a window where I can either withdraw the interest earned from the year or leave it in to further grow via compound interest. I dropped in at the bank branch while visiting family, but once I decided to use them the entire thing was handled while I was in Thailand. Something that was of paramount importance was having a US-based phone that is capable of making wifi calls. I use a relatively inexpensive Samsung A-13 and have a Tello.com account, less than $8 US/month. I imagine there must be something similar in the UK.

 

Do a Google/Grok search for annuities and see what are the best options available to you. The relief has been enormous! I'm not constantly worrying whether or not I paid the property taxes, renters insurance, or would I receive an email telling me a tree fell on the house or a leak developed in the roof, etc and I needed to get it fixed.

20 hours ago, hotandsticky said:

 

 

Nor should you be liable for CGT as it was your 'main residence'.

Not sure about that, he didn't live there anymore and was renting it out

19 hours ago, Bangkokhatter said:

There is still a section on the tax return stating residential property finance costs, which is where i enter (or did) the annual mortgage costs.

 

Are you saying these are no longer deductible, i have filed tax returns for the past 16 years and always entered an amount in this section with no comment from HMRC

Probably wasn't part of the tax calculation

3 hours ago, falangUK said:

What’s your take on the upcoming renters’ rights reforms? That’s actually one of the main reasons I’ve been thinking about selling

The new rules are similar to Scotland where my property is, the main change was no contract period when they move in, can move out in a month if they want, in reality this hasn't been a problem, tenants I've had stay for years

3 hours ago, Jimjim1 said:

f you keep it you can use the NHS easily but if you sell and you need the NHS you will have to pay for any treatment.

Not linked to owning a property

On 7/22/2025 at 11:20 AM, 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’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.

 

My story is:

 

I sold my large family house in the UK in 2021, 30 miles from London when there was a rush to 'buy space',  I put some money into Premium bonds and moved the rest into eight UK online bank accounts where £85,000 per bank was guaranteed, I could control and move the money via apps on my iPhone from Thailand. 

 

Due to the rush for people to buy at the time prices were inflated, the house I sold is now worth less than I sold it for. 

 

Soon I was being paid 5% for doing nothing in interest payments and no risk from banks, I knew the property market had overheated and so I stayed in Thailand until early 2025 living off the interest and a state pension waiting for prices to drop.

 

I have now  been back in the UK since March 2025, a commuter town next to a train station where London is just 30 mins away, in an 80 Sqm, two bed, two bath luxury flat, EPC: B, I just bought for £317k cash, the original price was £360k, so prices had dropped.

 

I am a bit worried about the lease though as it only has 993 year left 🙂

 

Now interest rates will drop over the next few years to the historic rate of around 3% so a lot more people will be able to buy, prices will rise due to lack of new properties being built in any meaningful way, forget about the promise from the government to build 1.5 millions houses, we do not have enough builders, 30% returned home after Brexit to Poland, and local voters in local council will oppose most of the builds. 

 

So as the returns from banks are now less (around 4.2% and dropping) I have put some of the cash into the flat, the rent will be £1800 per month minus the costs and full management by an agent at 10%.

 

It will be a bolt hold as it is very possible when I am old and sick I may have to live there, it has two lifts right from my underground parking space and the shops as is the train and main bus station three minutes walk away.

 

The rest will stay in cash for now.

 

So back to Thailand for me in a month or two from now, Phuket, nice and international, good living standards and lots to do.

 

I do live in a house in Thailand, it is my Thai partner of 20+ years, my cash and property are in the UK, her property and cash are in Thailand making for a very amicable set up, no financial dependency. 

 

 

 

I am in the US and over the last ten years came close to buying and renting several properties.  But the rampant squatting that was going on became a big concern so I did not buy.  One bad tenant/housing issue can break you if you are on the edge of profitability.  And if not living in the area, addressing problems can be huge.  Growing up some of my friend's parents had a property or two and me and his kid were always the ones going to paint the house, fix the window, replace the water heater on a weekend, etc.  I invested in income producing things like bond ETFs, dividend paying stocks and ride the ups and downs and collect the interest or dividends.  More peace of mind.  Now, if you are planning on returning to the UK, then keeping a property maybe as your permanent address, not telling you are in Thailand then maybe keeping the property 

 

As to a good tenant, yeah one can  pull the credit reports and all the standard stuff, but the past doesn't guarantee the future.  A co worker who with his Father has several properties in San Diego County, California does this.  when he gets an application from a potential renter, he goes and surprise knocks on their current place where they are living.  If he sees the place is well maintained and not a pig sty then he says he has found that to be the most reliable way to determine the quality of the renter.  A plausible approach me thinks.

9 minutes ago, JamesPhuket10 said:

 

My story is:

 

I sold my large family house in the UK in 2021, 30 miles from London when there was a rush to 'buy space',  I put some money into Premium bonds and moved the rest into eight UK online bank accounts where £85,000 per bank was guaranteed, I could control and move the money via apps on my iPhone from Thailand. 

 

Due to the rush for people to buy at the time prices were inflated, the house I sold is now worth less than I sold it for. 

 

Soon I was being paid 5% for doing nothing in interest payments and no risk from banks, I knew the property market had overheated and so I stayed in Thailand until early 2025 living off the interest and a state pension waiting for prices to drop.

 

I have now  been back in the UK since March 2025, a commuter town next to a train station where London is just 30 mins away, in an 80 Sqm, two bed, two bath luxury flat, EPC: B, I just bought for £317k cash, the original price was £360k, so prices had dropped.

 

I am a bit worried about the lease though as it only has 993 year left 🙂

 

Now interest rates will drop over the next few years to the historic rate of around 3% so a lot more people will be able to buy, prices will rise due to lack of new properties being built in any meaningful way, forget about the promise from the government to build 1.5 millions houses, we do not have enough builders, 30% returned home after Brexit to Poland, and local voters in local council will oppose most of the builds. 

 

So as the returns from banks are now less (around 4.2% and dropping) I have put some of the cash into the flat, the rent will be £1800 per month minus the costs and full management by an agent at 10%.

 

It will be a bolt hold as it is very possible when I am old and sick I may have to live there, it has two lifts right from my underground parking space and the shops as is the train and main bus station three minutes walk away.

 

The rest will stay in cash for now.

 

So back to Thailand for me in a month or two from now, Phuket, nice and international, good living standards and lots to do.

 

I do live in a house in Thailand, it is my Thai partner of 20+ years, my cash and property are in the UK, her property and cash are in Thailand making for a very amicable set up, no financial dependency. 

 

 

 

 

Extra info:

 

I just found out if I keep the flat I can come and stay in the UK for a month and  update my pension address to the the UK address, the  government pensions will then be restored to the then current UK annual pay rate, then I can go back to Thailand and the pay will stay the same.

 

So it might be worth doing that every five years or so taking into account  an annual pension rate rise of 3% every year. 

18 minutes ago, JamesPhuket10 said:

Extra info:

 

I just found out if I keep the flat I can come and stay in the UK for a month and  update my pension address to the the UK address, the  government pensions will then be restored to the then current UK annual pay rate, then I can go back to Thailand and the pay will stay the same.

 

So it might be worth doing that every five years or so taking into account  an annual pension rate rise of 3% every year. 

 

I don't think that's the case.  From previous posts on here when you return to Thailand it'll be adjusted back to what you were receiving prior to your trip to the UK.  There's probably ways round it but taking a months holiday seems too easy.

7 hours ago, falangUK said:

British estate agents are probably even worse! They lie constantly and don’t even seem embarrassed when you call them out on their blatant lies.

After coming into her office with a list of the 17 lies, she looked at me with disgust and said, "you are thorough," 

 

She was an awful person and some time after was in a car accident and killed her elderly mother who was riding in her car. 

 

The sad part is that I did have an honest agent but she was unable to sell my house. 

7 hours ago, falangUK said:

Thai or farang?

Happened to me in the UK — Indian nurse moved in, then her husband and kid came along. They fought, the husband and kid left after 3 months, and eventually she left too, leaving me to find a new tenant. Thanks to government rules, I couldn’t even charge her extra. Ended up wasting a lot of time looking for a new tenan

I had many Indian tenants in the UK. Cap Gemini rented from me for years, they had contracts for IT with HMRC & HSBC. They would bring new guys over and as their preferred supplier I would buy apartments and furniture packs for them.  I only had minor problems with them. The UK worked well for me, I had an IT software business and poured all the profits into a buy to let portfolio, I had dedicated staff in the office managing it and I enjoyed that more than my IT business.

 

In Pattaya I only rented to Farang.  Consistently the same problems.  Wanting a luxury condo and wanting to break the lease and downsize.

 

Chinese were also a problem, rented for 18 months then their business took a nose dive and they did a moonlight flit.

 

The peace of mind not having any property in the UK is priceless.

 

A note on CGT/NHS/Pension entitlement.

 

CGT is payable on sale if you have ever rented it out.  You are not entitled to NHS because you own a property, likewise pension entitlement.  
 

Border control know what dates you are in the UK, if they don’t have it linked already to other systems, then it’s imminent. There is no way around it. Your window to sell tax free is closing rapidly.

8 hours ago, falangUK said:

 

Absolutely , I’m 48, and while I don’t want to save everything for the end, I also don’t want to blow it all or let my Thai girlfriend spend it all the moment I sell.

Is investing in gold still a good idea these days?

I’m not really sure how to work out the balance between age and whether to sell or rent — I guess that’s more of a complex actuarial calculation?.

Gold is a hedge against inflation, and look how that is going lately
Cash is the worst thing to save as it is guaranteed to lose value.
but there are plenty of assets out there that hold their value and can be useful or fun
that all depends on your personal preference and lifestyle

For myself, i didn't even want to have a property a few hours drive away, let alone in another country,
i would not like the stress, i sold my Pattaya properties when i moved up country
as i know it would drive me nuts either dealing with agents trying it on at every chance
or having to drive to Pattaya for something silly, easier to just get rid

one option would be sell up in UK and build or buy here to rent out

9 hours ago, falangUK said:

So sorry to hear that! are you using a professional eviction specialist? Just another headache and more costs on top.

That’s exactly my worry too LOL dipping into the capital myself, or worse, someone else like the girlfriend doing it.

 

Landlord Action.....plus I have insurance (if they pay up!).

 

About £4k out of pocket with unpaid rent.

2 hours ago, JBChiangRai said:

CGT is payable on sale if you have ever rented it out.

And if you are non-resident 

5 hours ago, scubascuba3 said:

Not sure about that, he didn't live there anymore and was renting it out

Even if non resident and don't rent out you are still liable - 

https://www.gov.uk/tax-live-abroad-sell-uk-home

On 7/23/2025 at 9:46 AM, Will B Good said:

 

Sadly, not true.

 

Even it is his only property, as it has been rented out, you are still liable for capital gains.

 

 

 It had only been rented out for 2 years and it was sold in 2007.  My legal advice at the time I sold was no CGT payable.

5 hours ago, scubascuba3 said:

The new rules are similar to Scotland where my property is, the main change was no contract period when they move in, can move out in a month if they want, in reality this hasn't been a problem, tenants I've had stay for years

I think the main worry for UK landlords is the proposed change to abolish Section 21(No fault evictions) - IE if you just want your property back for any reason you give notice. 

Landlords potentially have to apply for a Section 8 through the courts which apparently has very long delays.

https://theindependentlandlord.com/section-21-abolition/

https://theindependentlandlord.com/renters-reform-evict/

 

1 minute ago, brewsterbudgen said:

 It had only been rented out for 2 years and it was sold in 2007.  My legal advice at the time I sold was no CGT payable.

Your legal advice was probably no CGT was due.  This could be for a myriad of reasons, your liability may have been under the threshold for example.

 

However, CGT is applicable even if the figure is zero.

4 minutes ago, brewsterbudgen said:

 It had only been rented out for 2 years and it was sold in 2007.  My legal advice at the time I sold was no CGT payable.

The change for non residents only came in 2015/16.

You probably had sufficient relief built up that the 2 years did not make any difference. 

Unfortunately rules have changed in the last 18 years........

7 minutes ago, topt said:

I think the main worry for UK landlords is the proposed change to abolish Section 21(No fault evictions) - IE if you just want your property back for any reason you give notice. 

Landlords potentially have to apply for a Section 8 through the courts which apparently has very long delays.

https://theindependentlandlord.com/section-21-abolition/

https://theindependentlandlord.com/renters-reform-evict/

 

 

If they behave and pay the rent the section 8 has no effect....you can't evict.

 

I have a section 21 and section 8 issued and it is still going to take four months to evict.

19 minutes ago, Will B Good said:

If they behave and pay the rent the section 8 has no effect....you can't evict.

Under the new bill there are apparently going to be new classes of 'eviction'

So selling up or wanting to live in it as reasons (with caveats) are included according to this. 

https://theindependentlandlord.com/rrb-grounds/

 

Final bill details apparently still not clarified but as you are experiencing this is probably going to make the legal processes even longer than they are now. It is seriously making me consider giving notice to my current tenants before this goes on the books 

Just now, topt said:

Under the new bill there are apparently going to be new classes of 'eviction'

So selling up or wanting to live in it as reasons (with caveats) are included according to this. 

https://theindependentlandlord.com/rrb-grounds/

 

Final bill details apparently still not clarified but as you are experiencing this is probably going to make the legal processes even longer than they are now. It is seriously making me consider giving notice to my current tenants before this goes on the books 

 

Yes.........just read up about selling up to move back in. I wonder how that works in detail? Whoops changed my mind going to rent again????

 

Some good news for landlords at least......section 21 will not be removed under the Renters Reform until the courts can handle the deluge of rent reviews, appeals, section 8 "grounds" disputes..........likely to be late 2026.

2 hours ago, topt said:

I think the main worry for UK landlords is the proposed change to abolish Section 21(No fault evictions) - IE if you just want your property back for any reason you give notice. 

Landlords potentially have to apply for a Section 8 through the courts which apparently has very long delays.

https://theindependentlandlord.com/section-21-abolition/

https://theindependentlandlord.com/renters-reform-evict/

 

You can give notice if you plan to move back in or plan to sell... Last I heard anyway

5 hours ago, JBChiangRai said:

Border control know what dates you are in the UK,

 

   Who is able to access that information ?

Doubt it’s helpful, but my best friend from school started investing in buying houses from which she gets paid by the Government for social housing. 
She’s obliged to keep them up to standard, I was surprised to see how well kept they were from the renters. She’s obliged to told keep them in good nick,  had a team that went in once a year and did upgrading, paint etc and someone on call for plumbing and electrical problems. So she doesn’t actually do much at all,  sort of  thing I’d do if I’d known of the system years back.,

For the OP, basically you have 2 choices, sell once your mortgage is all paid off and then invest the money, or continue renting with a good agency. 
Are you positive of staying in Thailand and not going back ? If not, I wouldn’t sell.

1 minute ago, Nick Carter icp said:

 

   Who is able to access that information ?

 

Arguably any government department. Certainly DWP because a friend had his state pension 're-frozen' and he had not advised them of his return to Thailand.

I sold a 4 bed house in St Albans. Boy, did I regret selling. It's doubled in price now to over half a million pounds. If only I'd rented it out instead.

 

You live and learn.