Mortgages for High Net Worth Individuals

If you’re a high net worth (HNW) individual, buying a property with a mortgage can work differently from standard applicants. High-value clients may require a more tailored approach, and your total net worth may mean you qualify for exclusive deals.

Here we’ll cover what you should know about high net worth mortgages, including who can get them and where to approach specialist lenders and brokers for assistance.

Are there mortgages for high net worth individuals?

Yes, there are specialist mortgage products tailored for individuals who have substantial assets or earnings. They are designed for clients whose income or wealth sits outside conventional affordability assessments.

The main benefits include:

• Higher salary multiples (the ability to borrow more)

• Better interest rates

• Bespoke terms and features

Who qualifies as HNW?

Under the FCA’s Mortgage Market Review (MMR), you may qualify as a High Net Worth (HNW) customer if you have at least:

• An annual income of £300,000

• Net assets worth £3 million

Qualifying under this classification means you get access to the “high net worth exemption”, which allows lenders to take a more flexible approach with affordability assessments and tailor the mortgage structure to your overall financial profile.

How these mortgages work

High net worth mortgages work differently from standard, regulated home loans because lenders can take a more holistic view of your finances. Instead of using rigid income multiples, they may assess your wealth based on assets, investment portfolios, or business equity.

Many HNW clients prefer interest-only arrangements, which can lead to lower monthly payments and free up liquidity for other investments. For this, you typically need to demonstrate a robust repayment vehicle, such as the sale of assets, investments, or property, to repay the capital at the end of the term.

Lender decisions for high net worth mortgages are typically decided on a case-by-case basis, with each deal personally underwritten and negotiated directly with private banks or wealth-focused specialist lenders.

Eligibility criteria for high net worth mortgages

While eligibility varies between private banks and lenders, most follow the FCA’s HNW exemption framework combined with their own wealth assessment criteria. Here are some of the most common key requirements:

• Qualify as HNW: To meet the FCA’s HNW definition, you must earn over £300,000 annually or have at least £3 million in net assets. This confirms your eligibility for a high net worth exemption under the Mortgage Market Review (MMR) rules.

• Evidence of wealth: Lenders typically require evidence such as audited financial statements, investment portfolio summaries, rental income, or proof of substantial assets.

• Deposit and loan-to-value (LTV): Many high net worth lenders offer up to 75% LTV, but some private banks will stretch to 85% or higher for low-risk profiles, or if your assets are held under management with them. In some situations, it may be possible to arrange a 100% LTV no deposit mortgage.

• Repayment strategy: For interest-only deals, you’ll need to prove ownership of a credible repayment vehicle. This might include stock portfolios, trusts, proceeds from a property sale, or bonuses due within the mortgage term.

• Credit history: While flexibility is greater, lenders still prefer a strong credit profile. However, the bespoke nature of high net worth mortgages means that your application can be evaluated on an individual basis.

• Residency and tax status: Most lenders require UK residency, though some private banks accept international clients with clear UK property or investment links.

How to get a high net worth mortgage

Here’s how to approach getting a mortgage as a high net worth customer:

1. Speak to a specialist broker: Having a discussion with a private client mortgage broker or advisor who specialises in arranging high net worth mortgages means they can confirm if you qualify for the FCA HNW exemption and assess your income and assets.

2. Gather your documents: Have all your documents and evidence relating to your wealth and assets readily available. If you’re employed, this includes payslips, P60s and bonus details. Or, information like investment and pension statements, business accounts, tax returns, and asset valuations.

3. Get introduced to lenders: Your broker will introduce you as a high net worth mortgage client to the most relevant specialist lender and help negotiate bespoke terms, presenting your wealth profile in the most favourable way.

Securing a high net worth mortgage is best done through specialist brokers. Many private banks and niche lenders will only accept introductions through advisors with whom they already have trusted relationships.

Connect with a high net worth mortgage broker

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High net worth mortgages lenders

Typically, most HNW lenders don’t advertise mortgage deals to the general public, but here are a few examples of lenders that can cater for high net worth clients:

Coutts

As a private bank, Coutts provides tailor-made mortgages for high net worth clients, but you will need an introduction from a trusted mortgage broker. Coutts does offer offset mortgages and other products.

However, the minimum loan amount for new clients is £1 million. There are no minimum income requirements, and you can borrow up to 90% LTV with a repayment mortgage or 75% LTV for an interest-only mortgage.

Investec

Investec offers access to mortgages for brokers with high net worth clients as long as you’re a UK resident. However, there is a minimum income requirement of £300,000.

You can access a range of products such as residential mortgages, self-build mortgages, buy-to-let mortgages and “revolving mortgages” (basically an alternative version of a second charge mortgage).

Barclays

Barclays can offer mortgages and exclusive rates for high-value mortgages and wealthy clients. This may include additional benefits, such as the ability to overpay by up to 25%.

These services are packaged as “Barclays Premier” and require a minimum income of £75,000 or at least £100,000 saved or invested with Barclays. You might also need an introduction to Barclays Private Bank services.

Each lender has its own minimum requirements for high net worth mortgages, and your broker will help identify the most suitable match based on your circumstances, assets, and property ownership goals.

How much can you borrow with a HNW exemption?

With a high net worth exemption, lending limits are far more flexible than standard mortgage caps. However, the exact amount you can borrow will depend on the specific lender.

While most borrowers are restricted to 4 times or 4.5 times salary multiple, high net worth clients can access multiples of 5 times, 6 times, or even 7 times income. Although, your income isn’t the only factor, mortgage deals can be structured around your assets and finances rather than simply an income multiple.

Because every high net worth mortgage case is bespoke, your advisor can model various borrowing scenarios based on your individual situation.

Why choose Money Helpdesk for your HNW mortgage?

At Money Helpdesk, we work with brokers and advisors who deal exclusively with high net worth mortgages, giving you access to bespoke lenders and private banks that don’t advertise their products publicly.

Here’s why wealthy clients choose Money Helpdesk for assistance arranging a high net worth mortgage:

• Access to specialist high net worth mortgage advisors

• Free initial chat with no obligation to proceed further

• Our brokers are 5-star rated on leading review platforms

• Direct introductions to exclusive private banks and niche lenders

If you’d like to compare the best deals, explore your options, and speak with an experienced high net worth mortgage broker, you can get started here.