Build your property portfolio with the right mortgage.
Whether you are buying your first investment property or expanding an existing portfolio, we search 90+ lenders to find the buy to let mortgage that works for your numbers — not just your circumstances. First-time landlords, portfolio landlords, and HMO investors all welcome.
Buy to let landlord situations we specialise in.
Buy to let is not one-size-fits-all. We advise landlords at every stage — from buying their first investment property in Ilford to managing a portfolio across East London and Essex.
How buy to let affordability actually works.
Unlike a residential mortgage — where your income is the primary measure — buy to let mortgages are mainly assessed on the rental income the property will generate. Lenders use what is called an Interest Coverage Ratio (ICR): the monthly rent must cover the monthly mortgage payment by a set percentage, typically 125% for basic rate taxpayers and 145% for higher rate taxpayers.
For example: a property renting at £1,500 per month would need to cover a mortgage payment of no more than £1,200 (at 125% ICR). Understanding this calculation before you agree a purchase price is critical — and it is something we run through with every landlord client before they commit to anything.
- ICR of 125% applies to basic rate taxpayers
- ICR of 145% applies to higher rate taxpayers
- Most BTL lenders require a minimum 25% deposit
- Interest-only BTL mortgages maximise monthly cash flow
- Rental income — not your salary — is the primary measure
- We run the numbers for you before you make any offer
| Deposit / LTV | Loan to Value | Lender choice | Rate outlook |
|---|---|---|---|
| 20% deposit | 80% LTV | Limited | Higher rates |
| 25% deposit | 75% LTV | Good | Competitive |
| 35% deposit | 65% LTV | Very good | Better rates |
| 40% deposit | 60% LTV | Excellent | Best rates |
| 40%+ deposit | 60% or less | Widest choice | Lowest BTL rates |
London BTL figures — what we see every day
Based on buy to let clients we helped in 2024 across London and Essex.
Stamp Duty surcharge: Buy to let and second properties attract a 3% SDLT surcharge on top of standard rates. We always factor this into the upfront cost calculation.
How we get your buy to let mortgage approved.
From checking the yield stacks up to completion — here is what the process looks like when you work with us.
Free yield and affordability check — before you make an offer
The most important step in any buy to let purchase is running the numbers before you commit. We calculate the maximum loan available based on the projected rental income, work out your expected monthly payment, and tell you whether the yield makes sense as an investment. Many clients avoid expensive mistakes at this stage because we identify early that a lender will not accept the rental income on a particular property type or location.
We match you to the right BTL lender — not just the cheapest rate
Buy to let mortgage selection is more complex than residential. The cheapest rate is not always the best deal — arrangement fees, rental coverage requirements, maximum loan size, property type restrictions, and portfolio landlord rules all vary significantly between lenders. We present you with a full comparison including total cost over the deal period, not just the headline rate.
We handle the full application — including rental valuations
Buy to let applications require a rental valuation from a surveyor confirming the expected monthly rent. We instruct this, liaise with the lender's underwriters, and manage any queries. Portfolio landlords need additional documentation including schedules of their existing properties, mortgage balances, and rental incomes — we prepare all of this for you.
Chasing solicitors and lenders so your purchase stays on track
Investment purchases can fall through just as easily as residential ones. We actively manage your purchase through to completion — chasing solicitors, the lender, and the surveyor where needed. We also flag any issues early, such as a surveyor's rental valuation coming in lower than expected, and advise you on how to respond.
Ongoing support — we diary your deal end date for you
Once your buy to let completes, we diary your mortgage deal expiry date and contact you in advance to review remortgage options. For portfolio landlords, we review the whole portfolio at each renewal — sometimes restructuring products across multiple properties to improve cash flow or release equity for further purchases. We become your long-term property finance partner, not just a one-off broker.
Buy to let questions answered honestly.
Questions we hear every week from landlords across London, Essex, Romford, and Ilford. Call us if yours is not here.
Most buy to let lenders require a minimum deposit of 25% of the property value, giving a maximum loan-to-value of 75%. Some lenders will consider 20% deposits, though your rate will be higher and lender choice more limited. A 35% or 40% deposit typically unlocks the most competitive rates. In practice, most of our landlord clients in London put down between 25% and 35%.
This is one of the most common questions we receive — and the answer depends entirely on your personal tax situation. Buying through a limited company (often called an SPV) can be more tax efficient for higher rate taxpayers because companies pay corporation tax rather than income tax on rental profits. However, limited company buy to let mortgage rates are typically slightly higher, and there are additional administrative costs. We always recommend speaking to a specialist property tax accountant before deciding, and we can refer you to one. We also advise on Limited Company SPV mortgages here.
Yes, and most landlords choose interest-only. With an interest-only buy to let mortgage, your monthly payment only covers the interest on the loan — you do not pay down the capital. This keeps monthly payments lower, maximising your monthly cash flow from rental income. At the end of the mortgage term, you still owe the original loan amount, which most landlords repay by selling the property. Some landlords choose a repayment mortgage instead if they want to reduce their mortgage balance over time.
Under Prudential Regulation Authority (PRA) rules introduced in 2017, you are classified as a portfolio landlord once you have 4 or more mortgaged buy to let properties. Portfolio landlords face more detailed underwriting — lenders review your entire portfolio, not just the new property. This means providing a full schedule of your existing properties, their values, outstanding mortgages, and rental incomes. We have significant experience presenting portfolio landlord cases and know which lenders are most receptive to them.
Buy to let properties and second homes attract a 3% Stamp Duty Land Tax surcharge on top of standard residential rates. This applies to the full purchase price from the first pound. On a £250,000 investment property, this surcharge adds £7,500 to your upfront costs. We always factor the SDLT surcharge into the total cost calculation when assessing whether an investment stacks up financially. Use our Stamp Duty Calculator for an instant figure.
Some lenders will consider buy to let applications from applicants who do not own their own home — sometimes called "first-time buyer buy to let" or "accidental landlord" situations. However, lender choice is more restricted and criteria are tighter. Some lenders require you to have owned a residential property previously, or to have a minimum personal income threshold. We know exactly which lenders will consider your situation and will match you appropriately.
Let's run the numbers on your investment property.
Fill in the form and Jagpal will personally call you back, usually within a couple of hours. If you already have a property in mind, bring the asking price and expected rent — we can give you an instant assessment of whether the mortgage works. Free, no obligation, no jargon.
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Ready to make your investment work?
Free consultation. No obligation. We run the numbers on your investment property before you commit to anything — so you only proceed when the deal makes sense.
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