Exploring Buy-to-Let & Investment Mortgage Options

08 May 2024

If you're considering entering the world of property investment and investment mortgages and are looking to expand your existing portfolio, understanding the intricacies of buy-to-let mortgages is essential. With the UK's ever-evolving property market, choosing the right mortgage can significantly impact your investment's success. In this blog, we'll walk you through the key types of buy-to-let mortgages available, helping you make informed decisions and navigate the path to property investment success.

What is a buy-to-let mortgage?

A buy-to-let mortgage is a specialised type of mortgage loan designed for individuals who want to purchase a residential property with the primary purpose of renting it out to tenants. In the UK, this form of mortgage is specifically tailored for property investors and landlords.

Studios to let sign in London

Who can get a buy-to-let mortgage in the UK?

Not everyone is eligible for a buy-to-let mortgage, and lenders have specific criteria that applicants must meet. Here's an overview of who can typically qualify:

Individuals: Most buy-to-let mortgages are available to individual investors who want to purchase and manage rental properties. Lenders assess an individual's financial situation, including their credit history and income, to determine eligibility.

Limited Companies: Limited companies or special-purpose vehicle (SPV) companies set up for property investment purposes can also apply for buy-to-let mortgages. Lenders evaluate the company's financial standing and creditworthiness.

Experienced Landlords: Lenders may have products specifically designed for experienced landlords with a proven track record in property investment. These landlords may have access to more favourable terms and rates.

First-Time Landlords: While it is possible for first-time landlords to obtain buy-to-let mortgages, they may face stricter lending criteria. Some lenders require first-time landlords to have a minimum income floor.

Creditworthiness: Lenders assess the applicant's credit history and credit score to gauge their ability to manage debt responsibly. A strong credit history is usually a prerequisite.

Age Restrictions: Some lenders may impose age restrictions on applicants, requiring them to be within a certain age range, often between 18 and 75 years old, at the time of application.

Property Type: The type of property being purchased can also influence eligibility. Lenders may have preferences or restrictions regarding property types, such as HMOs (Houses in Multiple Occupation) or holiday lets.

Mortgage loan, House model with agent and customer discussing for the contract to buy, get insurance or loan real estate or property.

How much can you borrow for buy-to-let mortgages? 

The amount you can borrow for a buy-to-let mortgage in the UK depends on various factors, including the lender's criteria, your financial situation, and the property you intend to purchase. Here are some key considerations that influence the borrowing amount for an investment mortgage:

Loan-to-Value (LTV) Ratio: The LTV ratio is the percentage of the property's purchase price that you can borrow. In buy-to-let mortgages, the LTV ratio often ranges from 60% to 75%, meaning you would need to provide a deposit of at least 25% to 40% of the property's value.

Your Financial Situation: Lenders will assess your personal financial situation, including your credit history, income, and expenses. They want to ensure that you can afford the mortgage payments and have the financial stability to handle any unexpected costs.

Property Type: The type of property you intend to buy can also impact the amount you can borrow. Some lenders may have restrictions or different criteria for certain property types, such as HMOs (Houses in Multiple Occupation) or properties with commercial elements.

Lender's Criteria: Different lenders may have varying criteria and lending policies. It is essential to shop around and compare offers from different lenders to find the one that best suits your needs. There are many tools available to easily compare buy-to-let mortgages such as:

- Compare the Market

- Uswitch

- Money Supermarket

Your Other Financial Commitments: Lenders will consider your existing financial commitments, such as other mortgages, loans, or credit card debt, when determining how much you can borrow.

Coin stacks and chart graphs on a chessboard background. Horizontal composition with selective focus and copy space.

Standard Buy-to-Let Mortgage

Standard investment mortgages, or buy-to-let mortgages, are the most common type of buy-to-let financing in the UK. They are designed for property investors who plan to purchase residential properties with the primary aim of renting them out to tenants, typically unrelated to the property owner. Here are key features of standard buy-to-let mortgages:

Property Investment: Standard buy-to-let mortgages are used for pure property investment purposes. They are not intended for properties where the owner or their family members will reside.

Rental Income: Lenders assess your eligibility based on the property's potential rental income, ensuring it is sufficient to cover the mortgage payments.

Deposit: Standard buy-to-let mortgages usually require a significant deposit, often around 25% to 40% of the property's purchase price. The specific deposit amount depends on the lender's criteria and the borrower's financial circumstances.

Interest Rates: Interest rates on standard buy-to-let mortgages can vary, with options for fixed-rate and variable-rate mortgages. Fixed-rate mortgages provide rate stability for a set period, while variable-rate mortgages may change with market conditions.

Fixed rates buy-to-let mortgage: Fixed interest rates are a popular choice among beginner property investors in the UK. With a fixed-rate mortgage, your interest rate remains constant for a specified period, typically two to five years. This stability allows for predictable monthly mortgage payments, making budgeting easier and providing peace of mind. Even if interest rates rise in the broader market, your rate stays the same. However, fixed rates often start slightly higher than variable rates. Nevertheless, they can be a valuable option for investors seeking financial stability and protection against potential interest rate fluctuations during the initial years of their property investment journey.

Variable rates buy-to-let mortgage: With a variable rate, the interest you pay on your mortgage can change over time. This means that your monthly mortgage payments may fluctuate, making it a bit more challenging to budget. However, variable rates often start lower than fixed rates, offering potential cost savings at the outset. It is important to keep in mind that these rates can go up or down in response to changes in the Bank of England's base rate or other market conditions. Therefore, if you choose a variable-rate mortgage, it is wise to have some financial flexibility to accommodate potential increases in your mortgage payments down the road.

Affordability Assessment: Lenders conduct affordability assessments to confirm that the projected rental income, along with the borrower's financial situation, allows for comfortable mortgage repayments.

Regulations: Standard buy-to-let mortgages are subject to buy-to-let-specific regulations, including tax rules and responsibilities as a landlord. Familiarity with these regulations is essential for property investors.

Standard buy-to-let mortgages are widely available from various lenders, making them a popular choice for investors. When considering this type of mortgage, it is crucial to carefully assess your investment goals, financial situation, and property choices to ensure you choose the right mortgage product for your needs.

Exterior of new build apartments in Hornsey, North London

Family or Regulated Buy-to-Let Mortgages

Family buy-to-let mortgages, also known as regulated buy-to-let mortgages, are designed for individuals who plan to rent out a property to family members, such as children or parents. These mortgages are subject to different regulations and criteria compared to standard buy-to-let mortgages.

Regulations: Regulated buy-to-let mortgages are subject to the same regulations as residential mortgages, offering tenants additional protections. This includes affordability assessments and the requirement to meet specific lending criteria.

Applicability: These mortgages are primarily intended for situations where family members are the tenants, and the property will not be rented out to unrelated third parties.

Key Points: When opting for a regulated buy-to-let mortgage, it is essential to ensure that you comply with the regulations and lender criteria, as they may differ from standard buy-to-let mortgages. Additionally, these mortgages may be less common, and not all lenders offer them.

It is important to note that if you plan to rent out the property to unrelated tenants or use it solely for investment purposes, you will typically require a standard, unregulated buy-to-let mortgage. This type of mortgage investment has different criteria and regulations, so it is crucial to choose the right category based on your specific property investment goals and tenant arrangements.

Mortgage loan agreement application with key on house shaped keyring

Houses in Multiple Occupation Investment Mortgage

Houses in Multiple Occupation investment mortgage, or House in Multiple Occupation mortgage, is a specialised type of investment mortgage designed for properties that are rented out to multiple tenants, each with their own separate tenancy agreements, and typically sharing communal areas such as the kitchen and bathroom. Houses in Multiple Occupation are subject to specific regulations due to their unique nature, and mortgages are tailored to accommodate these properties. Here are key features of HMO mortgages:

Property Type: HMO mortgages are specifically intended for properties classified as HMOs. Houses in Multiple Occupation are defined as a property rented by at least three people who are not from the same household but share common facilities. This can include student houses, shared accommodation for professionals, and more.

Regulations: Due to the increased complexity and unique considerations of Houses in Multiple Occupation properties, lenders offering HMO mortgages may have stricter lending criteria. Additionally, landlords of HMOs must comply with specific legal obligations and safety standards, such as fire safety regulations and mandatory licensing in certain areas.

Licensing Requirements: Some local authorities require landlords of Houses in Multiple Occupation to obtain licences. Lenders offering HMO mortgages may consider whether the property is licensed or whether the landlord is in the process of obtaining the necessary licences.

Specialised Valuations: Valuation of HMO properties can be more complex, and lenders may conduct specialised valuations to assess the property's worth.

Interest Rates: Interest rates on Houses in Multiple Occupation investment mortgages can vary, with options for both fixed-rate and variable-rate mortgages.

Tenant Profiles: Lenders offering HMO mortgages may consider the type of tenants in the property, such as students or professionals when assessing the mortgage application.

Management Requirements: Lenders may inquire about the landlord's experience and management plan for the HMO, as managing Houses in Multiple Occupation can be more demanding than a standard buy-to-let property.

HMO mortgages are suitable for property investors interested in managing properties with multiple tenants and potentially higher rental yields. However, due to the additional regulations and management requirements associated with HMOs, it is crucial for investors to thoroughly research and understand their obligations as landlords of HMO properties and to work with lenders experienced in financing Houses in Multiple Occupation.

Investment Mortgages For Buy-to-Let Properties With IP Global

Buy-to-let can be a rewarding investment strategy, but it is not without its challenges. Understanding the different mortgages available is essential for success. Remember to conduct thorough research, seek professional advice when needed, and carefully consider your financial situation before embarking on your buy-to-let journey. 

With the right knowledge and strategy, you can make informed decisions and build a successful property portfolio in the UK. At IP Global we have an extensive track record with investments of USD3 billion in over 18 countries, which has given us the expertise to make investing in property a straight-forward experience for our clients. Learn more about why we’ve been trusted by so many clients to help invest in buy-to-let properties here.


A Buy-to-Let mortgage is a loan specifically designed for purchasing properties to rent out. It works by allowing you to borrow money to buy an investment property, and the rental income typically covers the mortgage repayments.

Eligibility criteria may vary among lenders, but typically include factors like credit score, income, property type, and the size of the deposit you can put down.

A fixed-rate Buy-to-Let mortgage maintains the same interest rate for a set period, providing stability. A variable-rate mortgage, on the other hand, can fluctuate with market interest rates, potentially offering lower initial rates but less predictability.

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