If you’re a high net worth (HNW) individual, purchasing property with a mortgage can differ from the standard process. High-value clients often need a tailored approach, and your overall net worth may make you eligible for exclusive deals.
Below, we explain the essentials of high net worth mortgages—who may qualify, how they work, and where to find specialist lenders and brokers for support.
Are there mortgages for high net worth individuals?
Yes. There are specialist mortgage products aimed at clients with significant assets or high earnings. These are built for borrowers whose income or wealth does not fit standard affordability checks.
Key advantages include:
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Higher salary multiples (the ability to borrow more)
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More competitive interest rates
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Bespoke terms and features
Who qualifies as HNW?
Under the FCA’s Mortgage Market Review (MMR), you may be classed as a High Net Worth (HNW) customer if you have at least:
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Annual income of £300,000, and/or
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Net assets of £3 million.
If you meet this definition, you can benefit from the “high net worth exemption”. This allows lenders to apply more flexible affordability assessments and tailor the mortgage structure to your wider financial profile.
How these mortgages work
High net worth mortgages differ from standard regulated home loans because lenders can review your finances in the round. Rather than relying on fixed income multiples, they may base affordability on your assets, investment portfolios or business equity.
Many HNW clients opt for interest-only structures to reduce monthly payments and keep liquidity available for other investments. To do this, you will usually need to show a clear repayment vehicle—such as proceeds from the sale of assets, investments or another property—to repay the capital at the end of the term.
Decisions are generally made on a case-by-case basis. Each agreement is individually underwritten and negotiated directly with private banks or specialist lenders focused on wealth clients.
Eligibility criteria for high net worth mortgages
Eligibility differs between private banks and lenders, but most align the FCA’s HNW exemption with their own wealth criteria. Common requirements include:
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HNW status: To meet the FCA definition, you must have annual income above £300,000 or net assets of at least £3 million. This gives access to the high net worth exemption under the Mortgage Market Review (MMR).
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Evidence of wealth: Expect to provide audited financial statements, investment portfolio summaries, rental income details, or proof of substantial assets.
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Deposit and loan-to-value (LTV): Many HNW lenders will go up to 75% LTV; some private banks may stretch to 85%+ for lower-risk profiles or where assets are held under management with them. In select cases, a 100% LTV no-deposit mortgage can be arranged.
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Repayment strategy: For interest-only arrangements, you must show a credible repayment vehicle—e.g. stock portfolios, trusts, proceeds from a property sale, or contracted bonuses within the mortgage term.
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Credit history: Lenders prefer a strong profile, but the bespoke nature of HNW mortgages allows individual assessment.
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Residency and tax status: Most lenders expect UK residency, though some private banks will consider international clients with clear UK property or investment ties.
How to get a high net worth mortgage
Here’s a clear way to pursue a mortgage as a high net worth client:
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Speak to a specialist broker
Consult a private client mortgage broker or adviser who arranges high net worth mortgages. They can confirm if you meet the FCA HNW exemption and evaluate your income and assets. -
Gather your documents
Prepare evidence of your wealth and assets in advance. If employed, include payslips, P60s and bonus details. Also collate investment and pension statements, business accounts, tax returns and formal asset valuations. -
Get introduced to lenders
Your broker will present you as a high net worth mortgage client to suitable specialist lenders and negotiate bespoke terms, positioning your overall wealth profile in the strongest light.
In practice, securing a high net worth mortgage is best handled through specialist brokers. Many private banks and niche lenders accept applications only via advisers with whom they have established, trusted relationships.
High net worth mortgages lenders
Most HNW lenders rarely publicise mortgage deals to the general market, but here are examples that serve high net worth clients:
Coutts
As a private bank, Coutts arranges tailored mortgages for HNW customers, typically via an introduction from a trusted mortgage broker. Products can include offset mortgages and other bespoke options.
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Minimum loan for new clients: £1 million
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No minimum income requirement
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Up to 90% LTV on a repayment mortgage; up to 75% LTV on interest-only
Investec
Investec provides access to mortgages through brokers for HNW clients who are UK residents, with a minimum income threshold of £300,000. The range includes residential mortgages, self-build, buy-to-let and “revolving mortgages” (an alternative to a second charge mortgage).
Barclays
Barclays offers high-value mortgages and exclusive rates for wealth clients, with potential extras such as the option to overpay by up to 25%.
These services sit under Barclays Premier, which generally requires £75,000 minimum income or at least £100,000 held or invested with Barclays. You may also need an introduction to Barclays Private Bank.
Each provider sets its own entry criteria for HNW mortgages. A specialist broker will match you to the most appropriate lender based on your circumstances, assets, and property goals.
How much can you borrow with a HNW exemption?
With the high net worth exemption, lending limits are far more flexible than standard mortgage caps, though the precise amount available will depend on the individual lender.
Where most borrowers are limited to 4–4.5 times salary, high net worth clients may access 5x, 6x, or even 7x income. That said, income is not the only consideration—deals can be structured around your assets and wider finances rather than a simple income multiple.
Because every high net worth mortgage is bespoke, your adviser can model different borrowing scenarios tailored to your circumstances.
Frequently Asked Questions
Under the FCA’s Mortgage Market Review (MMR), a high net worth mortgage customer is defined as someone with annual income over £300,000 or net assets above £3 million. Meeting this threshold gives lenders scope to use more flexible affordability assessments and to offer bespoke mortgage solutions to eligible customers.