International Property Finance: Development Loans Across Europe
Page last reviewed: October 2026.
Premier Expat Mortgages is best known for UK mortgage advice for expats and non-residents. Alongside that, we arrange international property development finance: unregulated development loans from €2 million in Ireland, Spain, Italy, Germany, the Netherlands and France. This section brings together those pages, for developers who are local to each country and for those based overseas.
To be clear about scope: our expat mortgage service covers UK property. The pages in this section are about unregulated commercial development lending abroad, not mortgages for buying homes outside the UK.
What We Arrange Internationally
- Development finance from €2 million: senior and stretched senior loans, with mezzanine or equity partners where a gap remains, for residential, mixed-use, build-to-rent, student, co-living, senior living, retail, commercial, industrial, logistics, leisure, hotel and holiday park schemes. Start with our international development finance overview.
- Shorter-term finance against overseas property: see our international bridging loans page for acquisitions, refinancing and time-critical transactions.
- UK development finance: for schemes in the UK, our UK development finance pages cover senior debt, mezzanine finance, part complete loans and more.
Our International Development Finance Pages
Each country has its own page covering the borrower vehicle, security, lender checks, a worked example and local FAQs.
- Development finance Ireland: Irish SPV structures, planning and Part V, and forward sales of rental blocks.
- Development finance Spain: coast, islands and cities, buyers’ deposit guarantees and the Spanish licensing process.
- Development finance Italy: conversions and regeneration in Milan and Rome, heritage approvals and usury thresholds.
- Development finance Germany: the major cities, land charges, energy standards and cost certainty.
- Development finance Netherlands: irrevocable permits, leasehold and social and mid-market housing quotas.
- Development finance France: off-plan sales, completion guarantees and regional lenders.
Who We Work With
- Local developers who need more leverage, speed or flexibility than a domestic bank offers.
- Overseas developers building in a country where they do not live.
- International groups, funds and family offices deploying capital across several markets.
- Joint ventures between local and overseas partners.
How It Works
- You send us a short summary: the site, the scheme, the budget, your structure, your experience and your exit.
- We approach suitable lenders: matched to the country, the asset class and the scale of the project, and tell you early if a deal looks hard to place.
- Terms, valuation and legal work: the lender’s valuer, monitoring surveyor and local lawyers review the scheme.
- Drawdowns: the land element is advanced first, and construction funds follow in stages.
Why International Development Finance Is Different
Lending on a European development is not the same as lending on a UK one. Security runs through notaries and local registries, borrowers are normally local companies, permits follow national rules, and the lender market is narrower, so matching the scheme to the right lender matters more than comparing headline rates. Minimum loan sizes are higher too, because cross-border legal work does not scale down, which is why our development facilities start at €2 million.
Related UK Finance
If your project or plans include the UK, you may also find these useful: first-time developers, development exit finance, part complete development loans and UK bridging finance.
Frequently Asked Questions
Do you offer mortgages outside the UK?
No. Our mortgage service is for UK property. This section covers unregulated development finance for schemes in Ireland, Spain, Italy, Germany, the Netherlands and France.
What is the minimum loan size?
We arrange international development facilities from €2 million.
Is this only for overseas developers?
No. Local developers in each country and overseas developers are equally welcome.
Where do I start?
Read our international development finance overview, then the page for your country, and send us a short summary of your project.
Is this regulated lending?
No. This is unregulated lending, arranged for business and development purposes, so it is not regulated by the Financial Conduct Authority.
What if my project is outside these six countries?
Tell us about it and we will advise honestly on whether it can be placed.
Tell us about the site, the scheme and the structure you have in mind, and we will point you to the right market and the right lenders.
Figures and descriptions on these pages are indicative only, vary by lender, country and scheme, and do not constitute an offer of finance. Overseas development finance for business purposes is unregulated lending. Premier Expat Mortgages is a trading style of Global Financing Services Ltd. Regulated mortgage advice is provided separately by Gerard Ward, a certified and assessed individual of Marklay Mortgages Ltd (FRN 930490), which is authorised and regulated by the Financial Conduct Authority. We do not provide legal, tax or local regulatory advice, and you should take independent advice in the country concerned. Your property may be repossessed if you do not keep up repayments on a loan secured on it.
