Join our Global Affiliate Program today!

Are you a current or former client advisor or private banker?

Do you have a substantial social media following or a strong network of contacts?

Do you want to make significant commissions with simple referrals?

With bank lending becoming more difficult globally, there is an urgent need for alternative lending options!

This is where we can help your clients!

When banks say NO, we say YES!

Our Global Affiliate Program is an exciting opportunity for you to monetize your relationships to earn a significant income.

About Us:

Global Mortgage Group is a Singapore-based real estate financing brokerage servicing the needs of our international clients. We specialize in financing solutions where banks are unable or unwilling to lend AND have a wide range of solutions to fit the needs of almost any borrower looking for financing globally.  

Our Products include:  

1 - Global Residential Real Estate Financing in:

USA, UK, Canada, Mexico, France, Spain, Portugal, Italy, Dubai, Singapore, Philippines, Thailand, Japan, and Australia (adding more regularly).  

2 - Short Term Bridging Loans in:

USA, UK, Canada, Australia, Singapore, Hong Kong, and Thailand 

3 - Structured Real Estate Credit in:

USA, UK, and most Asian countries 

4 - Listed Share Financing in:

HK, Singapore, Malaysia, Philippines, Indonesia, Thailand, Japan, Australia.

APPLY NOW! Become one of our exclusive Affiliate Partners today.

Next Steps:

Joining our affiliate program is effortless, with no upfront costs. Once enrolled, you'll receive a distinctive affiliate link that you can use to promote our specialized mortgage products and services. When someone clicks on your link and secures a mortgage with us, you'll earn a commission.

The commission structure is designed to reward your efforts with varying rates based on the type of financing obtained. 

But it doesn't stop there. Our affiliate program boasts numerous benefits that set you up for success:

• Quick and hassle-free registration

• No upfront costs

• Significant commission potential

• Wide range of products and services to promote

• Strong marketing team to help you promote our products and services

Whether you have a finance-related website, a real estate blog, or a significant social media following, our affiliate program is tailor-made for you. 

The Global Affiliate Program is your gateway to financial success.

Visit our website to learn more about our affiliate program and how you can get started or reach out to us at [email protected] today.

Our 3 Types of Global Property Loans

Here are our 3 types of real estate financing solutions.

1. International Residential

In these countries, we offer onshore financing options. Our value-added is our relationships with local in-country banks, which we have developed over many years and would be hard for an international borrower to access.

Our partners are traditional banks, regional banks, wholesale lenders, and private banks, to name a few. Depending on the country, the minimum loan amount is $500,000 ($150,000 in the U.S. and Thailand).

In the U.S., our service is through our wholly-owned subsidiary, America Mortgages.

Available in these countries:

The AmericasEuropeMENAAsia
CanadaFranceHong Kong

2. Global Bridge Lending 

This has been by far our most popular financing request this year, especially since traditional bank lending has been curtailed globally and the need for liquidity is required. These loans are normally first-lien, 1-3 years in tenure, and use the value of the underlying asset to qualify. Loan amounts range between $1-100M.

Here the value proposition is fast funding times, high loan-to-value, and flexibility. Typical use of proceeds are: to purchase more property, make personal investments, improve cash flow, make debt repayment, refurbishment, and cash out before sale, to name a few.

Available in these countries:

The AmericasEuropeMENAAsia
CanadaFranceHong Kong

3. Structured Real Estate Credit

These are larger, more complicated structures, often involving multiple levels of the credit stack. The minimum loan amount is $50M (lower on a case-by-case basis). Typical use of proceeds are: acquisition financing, last-mile development financing, construction loan, special situations, and distressed opportunities, to name a few.

Available in these countries:

The AmericasEuropeMENAAsia
CanadaFranceHong Kong

Our corporate material:

Global Mortgage GroupAmerica Mortgages
GMG Corporate ProfileAM Corporate Profile
International Loan ProgramsForeign National Loan Programs
Global Specialty LendingU.S. Expat Loan Programs 
Global Bridging LoansHigh Net Worth Loan Programs

Please feel free to contact me directly if you have any questions relating to real estate financing anywhere in the world.

Donald Klip
Global Mortgage Group & America Mortgages

[email protected]

The RICO: A New Mortgage Program that Qualifies Borrowers Based on Rental Income


Global Mortgage Group launched “The RICO” (Rental Income, COverage) program, which uses the borrower’s capacity to service or repay the yearly debt payment to the amount of net operating income (NOI) generated by the property. 

Simply put, if the current or projected rental income covers its mortgage payments and other costs - you qualify! 

There is NO need to provide income documents, and the process is simple, quick, and easy.

Foreign Buyers can use The RICO program to build a portfolio of investment properties quickly and easily. 

Important takeaways of “The RICO”

  • The RICO Ratio shows how much net cash flow is available to pay the mortgage; typically, it is a 1:1 coverage.
  • Possible to qualify on interest-servicing only
  • The DSCR might fluctuate yearly, but the approval will be based on the current/project rental income

The greater the RICO Ratio, the higher the net operating income available to service the debt.

RICO Ratio Formula

  • RICO Ratio = Net Operating Income / Debt Service

For instance, if a rental property generates $6,600 in rent monthly and the monthly mortgage payment is $6,600 (principal and interest), the debt service coverage ratio would be:

  • RICO Ratio = NOI / Debt Service
  • $79,200 Annual NOI / $79,200 Annual Debt Service = 1:1

A RICO Ratio of 1:1 indicates the property makes sufficient income to service the monthly debt.

While there is no industry standard for a substantial debt service coverage ratio in real estate, many lenders and real estate investors will strive for at least a 1:1 coverage. This indicates that, at the very least, the asset covers the minimal amount to service all debt payments.

While the debt service coverage ratio isn’t the only metric assessed when obtaining a RICO loan, it is an essential part of the approval process.

Why should you use “The RICO”?

Self-employed borrowers often have complicated tax returns or income statements. Instead of a long-drawn-out dissection of your income, you can now simply qualify off the rental income. Period. We won’t ask for tax returns, pay statements, etc. If the property qualifies, the loan is normally approved. If you currently own U.S. property with positive cash flow but are concerned your personal income won’t allow you to release equity or apply for a lower rate, you can now qualify for a loan with your rental income! What better time than now to refinance your property? If these reasons have yet to convince you, here are a few more:

  • Applying for a new loan? Qualify for a higher-yielding property using The RICO
  • Investing in Commercial Property? Qualify with The RICO
  • Identify profitable rental properties based on rental income. Qualify with The RICO

5 Benefits of Investing in Portuguese Real Estate

Portugal is an attractive destination for investors looking to diversify their real estate portfolio. With its strategic location, beautiful landscapes, and favorable investment climate, Portugal has become a popular destination for property investors. Here are five reasons why you should consider investing in Portuguese real estate with the help of GMG.

1. Golden Visa Program

Portugal's Golden Visa Program is one of the most popular residency-by-investment programs in Europe. The program allows non-EU citizens to obtain a residence permit in Portugal by investing in real estate. To qualify, you must invest a minimum of €500,000 in Portuguese real estate. GMG's team of experts can help you navigate the complexities of the Golden Visa Program and ensure a smooth application process.

2. Strong Rental Market

Portugal's rental market is strong, with high demand for properties in popular tourist destinations such as Lisbon, Porto, and the Algarve. Portugal's tourism industry has been growing steadily over the years, with a record number of visitors in recent years. This has created a high demand for short-term rentals, especially during the peak tourist season. GMG can help you find the best properties in the most desirable locations and manage your rental property to maximize your rental yield.

3. Affordable Property Prices

Compared to other European countries, Portugal offers relatively affordable property prices. You can find properties in popular destinations such as Lisbon and Porto at significantly lower prices than in other major European cities. 

Lisbon: The average property price in Lisbon is around €4,454 per square meter, according to WithPortugal. Prices vary depending on the neighborhood, with the most expensive areas being Chiado, Principe Real, and Avenidas Novas.

Porto: The average property price in Porto is around €3,276 per square meter, according to WithPortugal. The most expensive areas in Porto are Foz do Douro, Boavista, and Cedofeita.

Compared to other major European cities, Lisbon and Porto offer relatively affordable property prices. For example, the average property price in London is around €14,680 per square meter, while the average property price in Paris is around €11,500 per square meter, according to data from Knight Frank, a global real estate consultancy firm.

Investors who are looking for good value for money can find affordable properties in Lisbon and Porto that offer high potential for capital appreciation and rental yield. With GMG's help, investors can access the best deals on properties that meet their investment criteria and maximize their return on investment. GMG can help investors find the best deals on properties that offer good value for money.

4. Low Taxes

Portugal offers attractive tax incentives for property investors. The country has a flat tax rate of 28% on rental income, and capital gains tax is capped at 28%. Additionally, there is no inheritance tax or gift tax in Portugal, making it an attractive destination for wealthy investors looking to pass on their assets to their heirs. GMG can help you understand the tax implications of your investment and ensure compliance with Portuguese tax laws.

5. Mortgage financing for foreign nationals and U.S. expats

GMG can help foreign nationals and U.S. expats secure mortgage financing for Portuguese real estate investments. We have a team of mortgage specialists who can help you navigate the complexities of Portuguese mortgage financing and find the best mortgage products for your needs. We help investors understand the different mortgage options available and the required documentation for mortgage applications.

Investing in Portuguese real estate offers many benefits, from favorable tax incentives to high rental yields and good capital appreciation. Portugal's Golden Visa Program has made it an attractive destination for foreign investors looking to obtain residency in Europe. With its stable political climate and strong rental market, Portugal is a great option for those looking to diversify their real estate portfolio. GMG's team of experts can help you navigate the complexities of the Portuguese real estate market and ensure a successful investment. Connect with us today at [email protected] 

3 Reasons to Own Aussie Real Estate

Australia boasts a stable economy, high standard of living, and diverse natural beauty, making it an attractive destination for tourists and property investors alike. In this article, we'll discuss the benefits of investing in Australian property and the mortgage options available through GMG.

1. Rental Income Potential

One of the main benefits of investing in property in Australia is its strong rental market. There is a high demand for rental properties, particularly in popular tourist destinations like Sydney, Melbourne, and the Gold Coast. According to Domain Group, the rental yield for apartments in Sydney ranges from 3.5% to 4%, which is considered high compared to other major cities such as New York and London. In Melbourne and the Gold Coast, rental yields can range from 4% to 5%, depending on factors such as location, property type, and seasonality. Additionally, the Australian government has implemented policies to support the rental market, such as tax incentives and subsidies for landlords.

2. Price Appreciation Outlook

Another advantage of investing in property in Australia is its potential for price appreciation. While property prices in some parts of Australia are already high, there are still many areas that offer more affordable options for investors. According to the Domain House Price Report, property prices in Australia have been increasing steadily over the past decade, with a 22% increase from 2011 to 2021. In Sydney and Melbourne, property prices have increased by an average of 6-7% per year over the past decade, according to CoreLogic. Additionally, the Australian government has implemented policies to encourage foreign investment in the real estate market, such as offering tax incentives for long-term investors.

3. Low Cost of Living

Australia is known for its high standard of living, but it also has a relatively low cost of living compared to other developed countries. This can make it an attractive option for investors who want to keep their expenses low while managing their properties.

Mortgage Options for International Investors

GMG offers a range of mortgage options for international investors looking to invest in property in Australia. With a team of experienced mortgage advisors, GMG can help investors find the right mortgage for their needs. GMG offers both fixed and variable-rate mortgages, and investors can choose from a range of repayment terms.

In addition to mortgage options, GMG also offers a range of other services to help investors navigate the Australian property market. This includes legal and tax advice, property management services, and assistance with the purchase process.

Overall, Australia offers a lot of potential for property investors looking for a stable market with strong rental demand and the potential for price appreciation. Sydney, Melbourne, and the Gold Coast, in particular, offer investors the opportunity to invest in growing tourist destinations with world-class attractions and stunning natural beauty.

If you're interested in investing in property in Australia, GMG can help you navigate the market with our range of mortgage options and other services. Our experienced mortgage advisors can help you find the right mortgage for your needs, and we work with trusted partners to provide you with access to a wide range of properties across Australia, including in popular tourist destinations such as Sydney, Melbourne, and the Gold Coast.

Whether you're a seasoned investor or a first-time buyer, we can assist you every step of the way. From identifying the right investment opportunity to securing financing and managing your property, GMG is committed to helping you achieve your investment goals in Australia. To learn more about our financing solutions for foreign national investors, please contact us at [email protected].

Real Estate Capital Gains Tax – A Global Comparison

Real Estate Capital Gains Tax - A Global Comparison

This week, in our "Wealth Planning" series, we analyse and compare the capital gains tax for the major real estate investment destination countries. This is a follow-up article from last week's "Global Stamp Duty Comparison."

This week we take a closer look at the real estate market and the capital gains tax in 13 countries around the world:

Hong Kong
United Kingdom

What is Capital Gains Tax?

Capital gains tax (CGT) is a tax levied on the profit from selling an asset, including real estate. The rate for foreign national investors in 2023 can vary between countries and may also depend on the specific circumstances of each transaction. 

Global Comparison

Here's a list of Capital Gain Tax for the countries we offer mortgages to:

Australia: In Australia, the CGT rate for foreign nationals is determined by the investor's marginal tax rate, which ranges from 0% to 45%. A discount of 50% is available for individuals and trusts if they have held the asset for more than 12 months.

Canada: In Canada, 50% of a capital gain constitutes a taxable capital gain, which is included in the corporation's or the individual's income and taxed at ordinary rates.

Dubai: There is currently no personal income tax in Dubai. As such, capital gains tax is not imposed on UAE nationals or resident individuals.

France: In France, the CGT rate is 30% plus exceptional income tax for high earners at 4%.

Hong Kong: Hong Kong does not have a CGT on real estate.

Italy: Capital gains are subject to separate taxation at 26% (normal PIT rate applies in certain instances).

Japan: In Japan, gains arising from the sale of real estate property are taxed at a total rate of up to 39.63% (30.63% for national tax purposes and 9% local tax), depending on various factors.

Portugal: 50% of capital gains arising from the sale of real estate by tax residents and non-tax residents in Portugal are taxed at marginal rates varying between 14.50% and 48% (plus the solidarity rate, if applicable).

Singapore: In Singapore, the CGT is not applicable to the sale of residential property.

Spain: In Spain, the CGT rate is 26% for residents and 19% for non-residents.

Thailand: Capital gains on the sale of investments derived from or in Thailand by a foreign company not carrying on business in Thailand are subject to a tax of 15%, withheld at source by the purchaser, unless otherwise exempt under a DTT.

United Kingdom: The rate of CGT is 10%, where the total taxable gains and income is less than £37,700. Any excess gains are taxed at 20%. Where business asset disposal relief applies, the rate of tax on the whole gain is 10%, subject to a £1m lifetime allowance.

United States*: In the U.S., the CGT rate is 0%, 15%, or 20%, depending on their tax-filing status. Individual taxpayers will not pay any CGT if their taxable income is $44,625 or below. If their income falls between $44,626 to $492,300, the CGT rate is 15%. Above $492,300, the rate increases to 20%. A flat tax of 30% is imposed on U.S. source capital gains in the hands of non-resident alien individuals physically present in the United States for 183 days or more during the taxable year. 

*How to Defer Capital Gains! 

“1031 Exchange” is a type of tax deferral strategy used in the United States for real estate transactions. It allows investors to defer paying capital gains taxes on the sale of a property by "exchanging" it for a similar "like-kind" property. The idea behind this strategy is that investment in real estate can continue to grow tax-free until the final sale, when taxes are ultimately paid.

In Summary 

Real estate can be a valuable investment, providing a place to live and the potential for capital gains. Currently, some of the top markets for real estate capital gains include the United States, Canada, Australia, and the United Kingdom. The global real estate market in each of these countries offers its own unique opportunities and challenges, and a range of factors, including economic growth, interest rates, demographic trends, and government policies, influences it. 

At Global Mortgage Group, we understand the complexities that international investors face when it comes to capital gains tax. We provide tailored advice to meet our client's specific needs. Our team of experts is dedicated to providing personalised solutions to help our clients maximize the return on their investments while minimizing their tax liabilities.

Contact us today to learn more about how we can help you get the most out of your capital gains tax and learn all about GMG's financing solutions for foreign national investors at [email protected].

Global Stamp Duty Comparison For International Real Estate Investors


For international real estate investors who intend to use the property to earn income, the numbers have to make sense. The definition of Stamp Duty is a tax that the government places on legal documents, usually involving the transfer of real estate or other assets, and having them legally record those transactions.

In reality, it's a tool governments use to control housing prices. When housing prices rise too aggressively, governments increase stamp duties to cool prices and vice versa if governments want to promote property purchases. In some countries like Singapore, stamp duty can be as high as 30% for first-time buyers - yes, 30% just to prepare some documents!

How It Works

When it comes to property transactions, stamp duty charges are typically based on the purchase price of the property and vary depending on the property's location, with some states and territories having higher rates than others. In addition, different rates may apply for different types of properties, such as residential or commercial properties. On top of property transactions, stamp duty charges can also apply to the transfer of shares and certain other types of transactions. The rate and applicable transactions can vary depending on the jurisdiction.

Overall, stamp duty charges are an important consideration for anyone, especially foreign national investors looking to buy property.

Global Comparison

Here's a list of stamp duties for the countries we offer mortgages to:


  • Stamp duty varies for each state in Australia but as a rule of thumb, it's 3-4% of the property value.


  • Canada has no stamp duty. Instead, the country imposes a tax on the occupation of properties.
  • As of January 1, 2023, Foreign nationals are banned from purchasing property in Canada. The law provides exceptions for home purchases by immigrants and permanent residents of Canada who are not citizens.


  • If the target company or a subsidiary holds real estate in the UAE, then registration fees would be payable. The rates vary depending on the emirate.
  • In Dubai, a registration fee of 4% is payable on the value of the property where there is a transfer of either freehold title or a long-term lease of 10 or more years, with 2% being typically borne by the buyer and 2% by the seller.


  • The French government imposes a property transfer tax on the sale of real estate.
  • The rate of tax varies depending on the location of the property and the type of transaction and can range from 2% to 12%.

Hong Kong:

  • Ranging from HK$100 for properties under HK$2 million up to 4.25% of the sale price for property over HK$21,739,120.
  • The stamp duty rate jumps to 15% for non-permanent residents and Hong Kong permanent residents buying a second property.


  • This tax is between 2% and 9% of the cadastral value of the house.
  • However, it will never be less than 1000€ regardless of the value of the property.
  • If you are buying from a private person, you do not pay any VAT. In addition, if this property is your primary residence in Italy and you spend more than 6 months per year in Italy, the tax will only be 2% of the property's value.
  • On the other hand, if this is your second property and you are not a permanent resident, this tax rises up to 9% of the cadastral value.


  • 3% of the sales price + 60,000 yen + consumption tax in accordance with property transaction regulations.
  • For registering ownership transfer or mortgage on a property.
  • Fee for conducting ownership transfer and necessary related registration.


  • The duty is paid by the buyer and charged at a fixed rate of 0.8% of the property's registered fiscal value.
  • Stamp Duty is charged for all documents and arrangements in respect of real estate, including deeds, contracts, and mortgages.


  • Singapore Citizens: The second (17%) subsequent (25%) property purchases.
  • Singapore Permanent Residents (SPRs): On all purchases, rates start from 5% for the first purchase. The second purchase will be 25% third, and subsequent purchases will be at a rate of 30%.
  • Good news! Under the respective FTAs, Nationals or Permanent Residents of the following countries will be accorded the same Stamp Duty treatment as Singapore Citizens: Nationals and Permanent Residents of Iceland, Liechtenstein, Norway, or Switzerland and Nationals of the United States of America.
  • Foreigners: 30% rate for any property purchase. 
  • Entities (companies or associations): 35% for each property (plus an additional 5% non-remittable ABSD for developers)


  • Stamp duty at 1.5% of the purchase price.


  • There is a stamp duty if signing or bringing original share transfer documents into Thailand, which is 0.1% of the paid-up value or of the purchase price, whichever is higher.
  • The parties can agree that the buyer is solely responsible for stamp duty payment or that the stamp duty be shared between both parties.
  • Unless agreed otherwise, the seller is responsible for stamp duty payment.

United Kingdom:

  • First-time buyers pay no SDLT on purchases up to £425,000 
  • First-time buyers pay 5% SDLT on the portion from £425,001 to £625,000
  • Second-home purchases attract a 3% premium for valuations over £40,000

United States:

  • There is no stamp duty in the United States.

In Summary

Stamp duty rates vary greatly across the globe, and it's important for investors to be aware of the costs associated with purchasing property in different countries. While some countries have relatively low stamp duty rates, others have very high rates that can significantly increase the cost of purchasing property. As you can see, the United States has no stamp duty compared to other countries like Dubai, U.K., or Australia. It's important for investors to factor in stamp duty costs when comparing investment opportunities in different countries. 

GMG has a team of qualified professionals who can help navigate the process and provide guidance on the costs associated with purchasing property in a specific country. By considering stamp duty and other costs, foreign national investors can make more informed decisions and potentially save thousands of dollars on their real estate investments.

Get in touch with us to learn more about global real estate investing and all about GMG's financing solutions for foreign national investors today. [email protected]

What does JP Morgan and Blackstone’s multi-billion dollar U.S. real estate buying spree mean for you?

More than $1 billion worth of single-family rentals will be acquired by JPMorgan Chase & Co.'s asset management division, while Blackstone is looking to invest $120 billion in real estate. Notably, most of Blackstone's investment is in REITs. This is a sign that the current U.S. housing market hasn't scared investors away from suburban housing.

Here's why you should care

This move by JP Morgan and Blackstone is the most recent sign that big investors are resolute by the unstable real estate market.

That's why all investors, though particularly those looking to invest in U.S. real estate, should be very interested in JP Morgan & Blackstone's real estate investment spree. Institutional investors have many advantages over retail investors. They have the backing of sometimes billions of dollars that allow them to accumulate properties at a high rate and profit from the rental income. They can also set the tone for the specific market by acquiring inventory where they believe rental yields will be the highest. 

If you are curious about institutional buyers and how buying single-family homes affect average investors, this article discusses why institutional investors buy single-family homes and what it means for you this year.

Coronavirus and real estate investing

The Coronavirus pandemic changed how we live, work, and act in many different ways. For instance, most corporate jobs now come with remote-optional benefits that allow employees to work from anywhere – including their own homes. This means that the demand for housing is increasing and contributing to a major change in home ownership.

Institutional investors continue buying real estate in major metropolitan areas such as Los Angeles, Dallas-Fort Worth, and New York City. In particular, institutional buyers target single-family homes, which now make up over 13% of the residential real estate market.

U.S. housing market shortage

How bad is the U.S. housing shortage? According to Nadia Evangelou, the Senior Economist of the National Association of Realtors, "There doesn't appear to be an end in sight." Despite rising interest rates, the current shortage will likely worsen to more than a 5.5 million home shortage. With developers pulling back due to market uncertainty, rental yields are expected to see all-time highs in many markets. Large investors such as JP Morgan and Blackstone see these as opportunities; perhaps so should you. 

What does it mean to you as an individual investor?

Institutional investors bought almost 25 percent of all single-family homes sold last year. So how can you compete with institutional investors in today's market? Below are our top tips for competing with big investors today:

Get pre-approved

As a U.S. expat or foreign national, in order to compete with other buyers, one of the best ways is to get pre-approved for the mortgage before you start your home search. This shows the seller that you've had the foresight to get a mortgage in place prior to looking for a property. With America Mortgages, you can get pre-approved within 48 hours, there is no application fee or charge for pre-approval, and we approve over 97% of all applications. 

Write a note to the seller 

Although this may seem "quirky," in some markets, intense competition forced buyers to do anything they could to stand out among sometimes dozens of other offers on the same home in 2021. Writing a handwritten note to the seller is one way that buyers try to compete with institutional investors by persuading the sellers to choose them over others.

Work with a realtor that focuses on investment properties

Just as it's important to work with a mortgage company that understands clients living outside the U.S. buying investment property in the U.S., a realtor that understands this is crucial. These realtors know the properties with the best yield potential in neighbourhoods with the best tenant profile. America Mortgages' Concierge Service is a free service created to put our clients in touch with vetted realtors in specific markets to assist with finding a property that matches their requirements. 

Location. Location. Location. 

It may be cliché, but location is key when buying properties. Following similar locations that large institutional investors are looking at, gives you similar insight without the team of researchers and analysts they employ. Homes in cities that have little room for expansion tend to be more valuable than in cities that have a lot of room. Factors such as accessibility and proximity to parks, schools, railways, and public transportation can increase property values and rental yields. 

Tricks of the trade

Knowing what works with an offer to purchase real estate is important. There are often clauses or requests that can be added to a contract to lessen the cost out of pocket for the buyer. As an example, seller concession is a common clause used by many U.S. real estate buyers but is not well-known to global real estate investors. If a seller concession is approved, the buyer can significantly reduce the cost out of pocket as the seller of the property will pay for a lot of the buyer's closing costs. These funds can be used to "buy down" the interest rate, make required improvements to the property, or as simple as paying for the appraisal report. 

Date the rate. Marry the property.

The idea is relatively straightforward. You buy a home you really want, regardless of available financing terms.
The mortgage rate you receive, even if it's high today, isn't your forever rate because you can always refinance down the road.
There will always be a time to refinance in the future once mortgage rates go down again. The property, on the other hand, may not be available. It's a buyer's market now. Take advantage of it.

Why work with our subsidiary, America Mortgages?

As a company, America Mortgages' only focus is providing U.S. mortgage financing for U.S. expats and foreign nationals. 100% of our clients are living and working abroad but buying U.S. real estate. We know exactly what is required to ensure your mortgage journey is stress-free by qualifying 97% of our clients for a U.S. mortgage.

Schedule a call with our U.S. mortgage specialist to determine your options today.

High Net Worth Focus: GMG U.S. Super Jumbo+ & LADMI

World's Most Expensive Home - Global Mortgage Group Asia

Direct from our Loan Development Team – we have created a solution which allows our international high-net-worth clients to use their liquid asset portfolio to qualify for a U.S. mortgage loan without pledging or encumbrance, nor the requirement of any minimum deposit held at a bank (AUM).

Introducing “GMG U.S. Super-Jumbo+" & "LADMI"

  • Are you a businessperson with low reported income?
  • Are you retired with little to no fixed income? 
  • Are you self-employed but with little to no “provable” income? 
  • Are your assets held in a bank with a U.S. branch or presence?
  • Do you have Trust assets with completely unrestricted use?

If you answered Yes to any of these questions, you will qualify for this program. 

Asset Rich, but Cash Poor?

It’s a common issue for high-net-worth investors who report low income but have sizeable asset portfolios including stocks, bonds and other liquid securities.  

Traditional banks require pay stubs, employment letters, and credit scores (we have fantastic programs for this as well), but many of our clients are not in the corporate world and require more flexible programs to suit their specific needs.

Separately, private banks will undoubtedly require Assets Under Management (AUM) and normally at least the amount of the mortgage.

We are seeing a trend that high-net-worth investors are now open to looking at financing options outside of their private bank, even if the rate is higher than the subsidised rate they would get from their private bank.  

“A small price for freedom,” as one of our European clients recently told us. 

Introducing: Liquid Asset Derived Monthly Income “LADMI”

Salient Points:

  • Qualify for a loan using your liquid asset portfolio instead of income from employment.

  • No AUM (Assets Under Management) or encumbrance of your portfolio at all, rather, it is ‘only’ to qualify for a loan. 

  • Liquid Asset Derived Monthly Income (LADMI) is calculated by taking total liquid assets and dividing by the duration of most mortgage loans, 360 months (30 years). 

  • LADMI allows you to prove your ability to service the debt without regular income from employment – great for entrepreneurs and high-net-worth investors! 

  • No need to show any other sources of income or employment.

  • If your LADMI is sufficient to service the mortgage – as well as regular living expenses – you can qualify based solely on this calculation.

  • No need to cash-in your portfolio or encumber in any manner. 

  • Your assets are used “only to demonstrate” an ability to make the mortgage payments. 

Commonly-used Liquid Assets:

  • Checking or savings accounts 
  • Money market accounts 
  • Certificates of Deposit (CD) 
  • Investment accounts such as stocks, bonds, crypto, and mutual funds
  • Liquid retirement accounts

[Note] All accounts, banks and or brokerages will be required to have a U.S. presence. IE Fidelity, Capital, Coinbase, Charles Schwab, HSBC etc.

Here is an example:

59-year-old mortgage borrower has:

  • Cash: $750,000
  • Investment portfolio: $3,500,000
  • Cryptocurrency: $300,000
  • Liquid retirement fund: $500,000

    = Total Liquid Assets: $4,300,000 (2+3+4)

This is how we calculate LADMI:

  • Cash: $750,000
  • Total Liquid Assets: $4,300,000
  • Discount Factor: 30%
  • Discounted Liquid Asset Value: $4,300,000 x 70% = $3,010,000

    = Total Allowable Assets: $3,010,000 + $750,000 = $3,760,000

    = LADMI = $3,760,000/360 months = $10,444

In this case, we will calculate the borrower’s maximum mortgage payment based on a monthly ‘income’ of $10,444.

The next question you will ask is, what kind of property can this get me?

If we assume a minimum 43% debt to income ratio (DTI) for most lenders and use the current market mortgage rate, you can qualify for a US$1M home (approximately $4,000 P+I monthly payment).

[Note] This is just an example and there are many factors that go into qualifying for a mortgage. This illustration is show that you do not need a salary to qualify for mortgages anymore thanks to our program. 

If you have any questions about our GMG U.S. Super-Jumbo+, LADMI or any of our international mortgage or asset-backed financing solutions, please contact us at: [email protected] or send me a confidential Whatsapp at +65 8499-3229.