Buy-to-Let Mortgage Broker
Your Gateway to Property Investment Success
A buy-to-let mortgage is specifically designed for purchasing or refinancing rental properties. Unlike residential mortgages, buy-to-let affordability is assessed on expected rental income rather than just your personal salary — making them ideal for building a property investment portfolio.
We’re specialist buy-to-let brokers serving landlords across Berkshire, Buckinghamshire, Oxfordshire, and throughout the UK. With over 20 years of experience and access to the entire mortgage market, we help first-time landlords and experienced investors secure the best rates and terms.
- 🔍 Whole-of-market access — We search the entire BTL market, including exclusive deals not available directly from lenders.
- 🧠 Expert BTL knowledge — Navigate complex criteria — portfolio rules, limited companies, HMOs — with confidence.
- ⚡ We handle everything — Lender negotiations, applications, and paperwork managed from start to completion.
- ✓ No upfront fees — Free initial consultation and mortgage search. Our £499 fee is only charged on completion.
How It’s Calculated
How Much Can You Borrow on a Buy-to-Let?
Unlike residential mortgages, buy-to-let affordability is primarily calculated using expected rental income. Lenders apply a stressed interest rate and require your rent to cover a set percentage of the mortgage payment.
Most lenders require rental income to cover 125–145% of the mortgage payment at a stressed interest rate of typically 5.5–7%. This protects you against rate rises — but choosing the right lender matters enormously, as the specific calculation varies.
Minimum criteria for most lenders: Age 21+, minimum personal income of £25,000–£40,000, minimum 25% deposit, UK resident, property value £40,000–£2,000,000.
Use our affordability calculator →
Calculate stamp duty (3% surcharge applies) →
Rental Coverage Formula
Monthly Rent × 12 = Annual Rental Income
Annual Rent ÷ (Rate × Coverage) = Max Mortgage
Worked Example
| Detail | Value |
|---|---|
| Monthly rent | £1,500 |
| Annual rental income | £18,000 |
| Stressed rate | 5.5% |
| Coverage required | 145% |
| Maximum mortgage | £225,786 |
Deposits
How Much Deposit Do You Need?
The size of your deposit has a direct impact on the rates available to you, how many lenders you can access, and how easily you’ll meet the rental coverage requirements.
- Lower rates: A 40% deposit typically unlocks rates 0.5–1% lower than a 25% deposit.
- Better rental coverage: Larger deposit = smaller mortgage = easier to pass coverage tests.
- More lenders: Specialist lenders for limited companies and HMOs typically require 30–40% minimum.
- Better resilience: Lower leverage means stronger cash flow through void periods and rate changes.
Deposit sources: savings, equity release, portfolio refinancing, gifted deposits, or business funds (limited company purchases).
| Deposit | LTV | Rates | Availability |
|---|---|---|---|
| 25% | 75% LTV | Higher | Limited lenders |
| 30% | 70% LTV | Competitive | Good choice |
| 40% | 60% LTV | Best rates | Excellent choice |
| 50%+ | ≤50% LTV | Lowest rates | Max flexibility |
We help you structure your deposit strategy to maximise tax efficiency and return on investment — including sourcing equity from existing properties.
Repayment Type
Interest-Only vs Repayment Buy-to-Let
The vast majority of buy-to-let investors opt for interest-only mortgages to maximise monthly cash flow and the ability to leverage more properties. But repayment has its place too — particularly if portfolio growth isn’t your primary goal.
- 📈 Interest-Only (Most Common) — Lower monthly payments, maximum cash flow, and the ability to leverage further properties. Requires an exit strategy — typically selling the property or an alternative repayment vehicle at the end of the term.
- 🏗️ Repayment — Higher monthly payments but you build equity over time with no exit strategy required. Limits cash flow available for portfolio expansion, but provides a clear path to outright ownership.
Most buy-to-let investors choose interest-only to maximise cash flow and leverage. We’ll help you assess which option suits your investment strategy and long-term goals.
New Investors
First-Time Landlord Buy-to-Let Mortgages
Becoming a landlord for the first time? Despite the myths, many lenders actively welcome first-time landlords. We know which ones offer the best terms for new investors and will guide you through every step.
- You can get a BTL mortgage as a first-time landlord — many lenders welcome new investors
- Most lenders require you to already own your home (though exceptions exist)
- Your property must generate rental income covering 125–145% of mortgage payments
- Budget for the 3% stamp duty surcharge, landlord insurance, letting agent fees, and void periods
- Research local rental demand, yields, and capital growth potential before choosing a property
Advanced Investing
Portfolio Landlords & Limited Company Buy-to-Let
Scaling a portfolio or restructuring for tax efficiency — we have the specialist knowledge and lender access to make it work.
🏘️ Portfolio Landlord Mortgages (4+ Properties)
If you own 4 or more mortgaged buy-to-let properties, you’re classified as a portfolio landlord under PRA rules. Lenders must assess your entire portfolio, not just the individual property — requiring specialist underwriting, stress testing across all properties, and more detailed financial scrutiny.
We work with lenders who understand complex portfolios, handle mixed property types (residential, HMO, commercial), and offer portfolio mortgages that can consolidate multiple properties under one facility.
🏢 Limited Company Buy-to-Let Mortgages
Since changes to mortgage interest relief, many landlords now purchase through limited companies. For higher-rate taxpayers, the tax advantages are significant: full mortgage interest deductible as a business expense, corporation tax at 19% rather than income tax at up to 45%.
We’re specialists in limited company BTL — including SPV (Special Purpose Vehicle) setup guidance, access to all major limited company lenders, and working alongside your accountant for integrated advice.
Note: Limited company mortgages typically require a 30–40% minimum deposit and a personal guarantee. We advise on whether the structure suits your specific situation.
Specialist Properties
Specialist Buy-to-Let Mortgage Solutions
Not all buy-to-let properties are the same — and not all lenders can handle them. We work across the full spectrum of investment property types.
HMO — Houses in Multiple Occupation
Homes with 3+ unrelated tenants sharing facilities. Higher yields (often 8–12%) but require specialist HMO lenders, HMO licensing compliance, and a minimum 25–30% deposit. Rental income is calculated room-by-room.
MUFB — Multi-Unit Freehold Blocks
Purchasing an entire building with multiple self-contained flats. Specialist underwriting with each unit’s rental potential assessed individually. Typically requires 30–40% deposit and a more complex legal process.
Conversion — Commercial-to-Residential
Converting offices or commercial space into residential flats. Development finance covers the conversion period; standard buy-to-let once complete. Commercial mortgage if retaining commercial space.
Holiday Let — Furnished Holiday Let Mortgages
FHL mortgages require the property to be available for short-term letting 210+ days per year. Better tax treatment than standard BTL, but higher rates, seasonal income volatility, and specialist lenders only.
Semi-Commercial — Mixed-Use Properties
Properties with commercial and residential space (e.g. shop with flat above) require a semi-commercial mortgage. More complex assessment, limited lenders, and typically 30%+ deposit required.
Remortgage — Buy-to-Let Remortgage
Switch lender to secure better rates, release equity for further investment, or move from personal name to limited company. Start reviewing options 6 months before your deal ends to avoid your lender’s SVR.
Local Knowledge
Serving Landlords Across Berkshire & Beyond
We’re based in Marlow and work with landlords across Berkshire, Buckinghamshire, and Oxfordshire — from individual buy-to-let investors in Reading and Windsor to portfolio landlords managing properties across the commuter belt.
Property prices across the M4 corridor mean that buy-to-let applicants here are often borrowing at a level that benefits from specialist underwriting. We know the lenders who handle this confidently — and we work with clients across the UK by phone and video when needed.
If you want a more local view of the market around our base, visit our Marlow mortgage broker page for the areas we support across SL7 and the surrounding Thames Valley towns.
“We came to Home Me with a portfolio of six properties and a messy mix of lenders and rates. They restructured everything, found us a specialist portfolio lender, and released enough equity to fund two more purchases. Exactly what we needed.”
— David & Claire H., Portfolio Landlords, Maidenhead