Mortgages
We offer mortgage solutions for commercial properties. We can assist all commercial property types for investment and owner occupation.
Speak to a Mortgage Lane adviser about your options.
In short
We assist both business owners and investors with Commercial Mortgage advice. Below we explain all the types of variations you might come across as well as information on different ownership types and how this can impact your mortgage options.
Commercial property finance is highly lender-specific and requires careful structuring from the start. Lenders assess the property type, business use, income profile, ownership structure, repayment basis, and overall risk differently, so correct lender selection is essential.
We help arrange commercial mortgages for a wide range of property types, supporting both purchase and re-mortgage applications. Our role is to match the case with lenders whose criteria suit the asset, borrowing structure, and business objectives, including where capital repayment or interest-only terms may be more appropriate.
Choose owner occupier for a business buying or refinancing premises it trades from, assessed on adjusted net profit before tax from the latest accounts, or investment for property let to tenants, assessed on lease income.
| Criteria | Detail |
|---|---|
| Max Loan to Value (LTV) | 80% LTV Care Home Mortgages, 100% LTV Medical Commercial Mortgages, 75% Commercial Investment |
| Max Term | Up to 40 years |
| Completions | From 4 weeks |
| Repayment options | Capital repayment and Interest only |
| Commercial mortgage rates | From 6.19% |
| Rate options | Variable, Base Rate Tracker, 2, 3 or 5 year fixed mortgage options |
| Valuation methods | Going concern/Investment (Market value 1, MV1), MV2, MV3 or bricks and mortar |
| Flexible Leases | Rolling leases, weak covenants and short time remaining accepted |
| Adverse credit | Accepted on some products on a case by case basis |
| Locations | Available in England, Scotland, Wales and Northern Ireland |
| Experience | Not required on certain products |
Lenders typically require a personal guarantee, supported by strong credit history and demonstrable equity. Underwriting for hotel commercial mortgages is detailed and will usually include a review of business plans, historic accounts, tax returns, and cash-flow projections to confirm the ability to service debt over the long term.
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A mortgage for a medical practice is a specialist form of commercial lending used to purchase, refinance, or release capital against premises occupied by healthcare professionals, including GP surgeries, private medical clinics, dental practices, and specialist consulting facilities. Medical practices are generally regarded as defensive, low-risk assets, particularly where income is underpinned by NHS contracts or long-standing private patient bases.
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Agricultural lending is a specialist area, and our role is to identify the most appropriate mortgage structure by matching each case to lenders with genuine rural and farming appetite.
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Equestrian mortgages can support land purchases, properties with equestrian use and horse-related businesses. Read about the finance options for these different uses.
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Commercial mortgages for restaurants are typically available at up to 75% loan-to-value (LTV), allowing operators to retain working capital while investing in their premises.
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Commercial office mortgages are typically available at 60% to 75% loan-to-value (LTV), with the final terms influenced by the borrower profile, property characteristics, and income security. Lender appetite varies significantly across the market, making correct structuring and lender selection critical.
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Warehouse lending remains one of the strongest areas of commercial finance, but criteria varies widely between lenders. Our role is to identify the most appropriate lender and structure, ensuring the mortgage aligns with both the asset and long-term strategy.
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Understanding this distinction is critical, as affordability is stress-tested in very different ways.
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Pharmacy mortgages are a specialist area of healthcare lending used to purchase, refinance, or release capital from pharmacy premises, including high-street chemists, medical-centre pharmacies, and standalone pharmaceutical outlets. Pharmacies are widely viewed by lenders as defensive, low-risk healthcare assets, particularly where income is underpinned by stable NHS contracts.
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Because care homes serve vulnerable residents, commercial mortgage lenders apply enhanced scrutiny to both the property and the operation.
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Pub commercial mortgages are typically available at 65% to 75% loan-to-value, depending on trading performance, asset quality, and operator experience. For trading pubs, lenders commonly assess affordability using EBITDA-based lending, which can significantly increase borrowing capacity compared to asset-only assessments.
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For established, trading guest houses, up-to-date accounts are critical. Where a business demonstrates consistent profitability, lenders can instruct a Market Value 1 (MV1) valuation, which reflects the value of the property together with the trading performance of the business. MV1 valuations are commonly used to maximise borrowing potential, as they capture sustainable earnings in addition to the underlying asset value.
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Retail investment lending is assessed primarily on the strength and sustainability of rental income, rather than personal income. Lenders focus on tenant quality, lease structure, and location, with borrowing ultimately capped by the lower of affordability or LTV.
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A commercial mortgage for a factory can be used to purchase, refinance, or raise capital against manufacturing and production facilities, with lending decisions driven by a combination of asset risk, business performance, environmental due diligence, and exit strategy.
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Because healthcare properties are often underpinned by stable demand and contracted or predictable income, lenders with sector expertise are able to offer bespoke funding structures that differ materially from standard commercial mortgages.
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Storage facility lenders assess operator experience, occupancy, rental agreements and sustainable income. Read how those factors affect valuation and mortgage terms.
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A revolving credit mortgage is a limit secured on commercial or investment property that the borrower draws for each purchase and repays from sales or refinances, so one approval funds a run of deals.
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We assist with commercial investment mortgages for individuals and companies purchasing commercial property to let to tenants for rental income. This includes offices, shops, warehouses, industrial units, and mixed-use buildings. Unlike owner-occupied lending, commercial investment mortgages are assessed primarily on the income generated by the property, making tenant strength, lease structure, and location central to lender decision-making.
Lenders focus on the quality of the tenant covenant, lease length, and rental sustainability. Properties let to strong national or blue-chip tenants on longer leases without break clauses typically attract more favourable terms. Short leases, tenant breaks, or vacant units can reduce borrowing capacity or increase deposit requirements.
Affordability for commercial investment mortgages is assessed using rental income stress testing, rather than business EBITDA. Lenders apply interest rate stress tests to ensure rental income comfortably covers mortgage repayments.
Typical stress approaches include:
If stressed rental coverage is not met, the loan amount is reduced regardless of property value.
Most lenders require a deposit of 25% to 40%, with loan-to-value ratios typically capped at 60-75%, depending on:
Interest rates are higher than residential mortgages but can be highly competitive for lower-risk, income-secure assets. Both capital repayment and interest-only structures are available, subject to lender criteria and exit strategy.
As a whole-of-market commercial mortgage broker, we assist with:
A commercial investment mortgage can be a powerful tool for building income and long-term capital growth when structured correctly. We assist investors in securing sustainable, competitive funding tailored to their investment objectives.
| Feature | Detail |
|---|---|
| Max Loan to Value (LTV) | 65% |
| Product fee | 5% (4.74% for existing customers) |
| Fixed rate (5 years) | 6.34% |
In investment commercial mortgages, the lease is a critical element of risk assessment for lenders. It is the lessee who pays the rental income and, in the event of repossession, becomes the party the lender must engage with. The industry or sector in which the lessee operates is also highly relevant, as it can significantly influence the stability and predictability of the rental income, which are key factors in the lender’s risk evaluation.
Rolling leases, weak covenants, and short durations remaining on a commercial lease can significantly limit the borrowing potential under investment commercial mortgages. These factors are typically viewed as higher risks by lenders because they suggest a less secure and predictable income stream from the property. Such uncertainties in a commercial lease can affect the perceived stability and reliability of the investment, making it challenging for borrowers to secure favourable lending terms.We specialise in facilitating commercial mortgages for properties with these complex, higher-risk lease scenarios. We partner with specialist commercial mortgage lenders who have the expertise and willingness to accommodate these unique challenges, offering tailored solutions that may not be readily available through traditional lenders.
A rolling lease, a weak tenant covenant or a short unexpired term can significantly limit what an investment lender will advance, because the rent looks less secure, although some specialist lenders accept such leases.
A strong commercial lease, on the other hand, will feature robust covenants and longer durations remaining on the lease. It will also typically include rent reviews, which are crucial mechanisms in commercial leases for allowing periodic rent adjustments. These adjustments can be linked to prevailing market conditions or specific indexes like inflation rates, ensuring that the rental income aligns with current economic realities and maintains its value over time. Well-structured leases provide greater security and assurance to lenders, thereby enhancing the scope of borrowing. Such leases not only assure lenders of continuous and possibly escalating rental incomes but also improve the overall value and attractiveness of the property as a secure investment.
Borrowers that enter into leases with blue-chip companies stand to benefit significantly from a yield-based commercial valuation against the lease (MV1). This type of valuation considers the creditworthiness and stability of the tenant, which can significantly enhance the property’s perceived value and, by extension, the terms of the business mortgage. Blue-chip tenants often bring a level of security and reliability that can positively influence the loan conditions, reflecting a lower risk profile that is more attractive to lenders. By leveraging our expertise and network at Mortgage Lane, borrowers with complex leasing arrangements can find viable and competitive financing options, ensuring that their commercial properties remain profitable and financeable, regardless of the leasing challenges they may face.
An owner-occupied commercial mortgage is a loan secured against premises your business trades from, such as an office, shop, warehouse, or industrial unit. Instead of paying rent to a landlord, your business owns the property, allowing you to build equity, fix long-term costs, and retain full control over your workspace.
When assessing affordability, commercial lenders focus on the cash-generating strength of the business, typically measured using EBITDA. Rather than simple income multiples, lenders apply a debt service coverage test, usually requiring EBITDA to be around 1.5× to 2.0× the annual mortgage repayments once interest rates are stress-tested. If this threshold is not met, borrowing is reduced regardless of property value.
Most owner-occupied commercial mortgages are available at up to 65-75% loan-to-value, with high-street lenders generally requiring capital repayment terms over 15 to 30 years. Interest-only options exist but are usually limited to specialist lenders and stronger cases.
As a whole-of-market commercial mortgage broker, we provide independent, no-obligation advice and access to high-street, challenger, and specialist lenders. We assess your business cash flow, property, and objectives to identify the most suitable lending structure, helping you secure sustainable finance on the best available terms.
We assist start-up businesses with commercial mortgage funding, recognising that borrowing for a new venture is assessed very differently to an established trading company. While most commercial lenders prefer to see one to three years of accounts and assess affordability using EBITDA, this is not always possible for start-ups.
Where no trading history exists, lending is often structured on an asset-backed basis, with borrowing typically limited to the bricks-and-mortar value of the property and loan-to-value ratios capped at around 65-70%. In these cases, projected business income is not relied upon, and underwriting focuses on the property, location, and exit risk.
However, some lenders will consider alternative affordability routes, particularly for owner-occupied purchases. Depending on the case, borrowing may be assessed using a combination of:
This is more common where the borrower has relevant industry experience and is contributing a meaningful deposit.
01
The first process in your commercial mortgage application will be gathering or updating information. For investment commercial mortgages, we will need to understand the strength of the lease and which lenders would accept it. For owner operators, we will access the accounts in order to establish affordability.
02
Once you are satisfied with the product recommended and have confirmed to proceed, this will usually be submitted the same day to give you a decision, until this point there is still nothing to pay! As long as the Agreement in Principle (AIP) is approved, we can move to application stage where fees become payable.
03
Once the application is submitted, your valuation will be paid. Depending on the lender your valuation will be instructed immediately, or once your initial underwriting has been completed. For owner occupier commercial mortgages, lenders may value the property as well as the accounts to establish a goodwill value. Once the valuation is returned, if acceptable, the lender would then look to make a formal offer.
04
Once you have had your mortgage offer, you will require legal advice. Your solicitor can draw down the loan once the legal requirements are satisfied. Your broker at Mortgage Lane will always be checking in on the application post offer, so we are chasing your completion for you too!
We offer expert support with securing a commercial mortgage UK wide whether you’re buying, refinancing, or expanding your portfolio. From hotels and warehouses to pubs, care homes, farms and storage units, we help business owners, developers, and limited companies access tailored commercial property mortgage solutions and the best commercial mortgage rates UK and wide. With exclusive broker only deals from leading commercial mortgage lenders UK based, we simplify the process and answer key questions like “how much deposit do you need for a commercial mortgage?” and “what is the commercial mortgage rate in the UK?" Use our commercial mortgage calculator UK to estimate borrowing potential and compare commercial mortgage rates UK wide. Our expert UK commercial mortgage brokers offer trusted, nationwide support.
England is one of the UK’s busiest markets for commercial property, with strong demand across retail, office and mixed-use spaces.
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Scotland is a key region for commercial property investment, with high demand across farms, restaurants, pubs, and industrial mortgages.
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Wales is home to a thriving commercial property market, with strong demand across Cardiff, Newport, Swansea, and beyond.
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Northern Ireland offers strong opportunities for commercial property investment, with demand across sectors like care homes, guest houses, healthcare facilities, and storage units.
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Securing a commercial mortgage isn’t necessarily hard, but can be more challenging than obtaining a residential mortgage, primarily due to the greater risks associated with commercial property investments.
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For a commercial mortgage, a deposit of approximately 25% of the property’s total value is typically required, especially with investment commercial purchases.
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The minimum deposit for commercial property is usually around 25% to 30% of the property’s purchase price. However, the exact amount can vary depending on the type of property, the risk profile of the business or investment, and the lender’s criteria.
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In the UK, there isn’t a single lender universally recognised as the largest commercial mortgage provider, as the market is diverse and includes a mix of high street banks, challenger banks, and specialist lenders, each dominating in different areas.
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Commercial mortgages are generally more expensive than residential or buy-to-let mortgages, and this comes down to several key factors related to risk, complexity, and how each deal is assessed.
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Getting a 100% commercial mortgage meaning borrowing the entire purchase price without putting down any deposit, is very rare, but not completely impossible. Most lenders typically require a deposit of 25% to 40% of the property’s value, since commercial lending is considered higher risk than residential lending.
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Buying commercial property offers a range of compelling benefits, especially for business owners and investors looking for long-term returns and greater control over their assets.
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While commercial mortgages can provide long-term ownership benefits and help businesses build equity, they come with several notable disadvantages.
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The maximum term for a commercial mortgage is usually up to 25 years, but this can vary depending on several factors, including the type of mortgage, the borrower’s profile, and the property itself.
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Whilst some Commercial mortgage lenders do enforce a minimum income requirement (often £25,000), the majority of lenders do not have a minimum income requirement, as long as some level of an income can be evidenced.
A “day one mortgage” allows you to remortgage your property without the traditional waiting period. Historically, many commercial lenders adhered to a “six month rule”, which posed challenges, particularly for investors employing the Buy, Refurb, and Refinance (BRR) strategy. If you’re an investor looking to capitalise on this approach, the good news is you no longer have to wait 6 months to remortgage the property based on its updated post-refurbishment valuation!
Yes, it is possible to get an interest-only mortgage on a commercial property, but availability depends on the type of property, your business profile, and the lender’s criteria.
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Just like standard mortgages, there are also Commercial mortgage lenders that allow for applicants with adverse credit. So whether you have missed payments, CCJs, defaults or even an IVA, we can still source you with a suitable HMO lender. If you have discharged from bankruptcy then your options will become better after 3 years and also subsequently 6 years.
Age shouldn’t be a barrier! Contemplating a commercial mortgage post-retirement? You’re in good company. Numerous lenders in this domain are age-flexible. Contact us to pinpoint the best option for your post-retirement plans!
Entrepreneurs eyeing mixed-use properties should mull over a commercial mortgage. Eligibility is contingent on financial stability, creditworthiness, and business performance. Engaging a commercial mortgage specialist is prudent. Lenders typically gauge loan offerings against your EBITDA, ensuring your venture is profitably robust.
Application prerequisites vary among lenders, but frequently sought documentation includes:
Personal bank statements (typically covering 3-6 months).
Business financial reports (usually for the past 3-6 months).
For those occupying their businesses, two-year account summaries to validate business profitability.
Details on income and expenses.
Yes.
As long as your SSAS provider has permitted the intention of the funds, we work with mortgage lenders that recognise the source of these funds. Our lenders would need to see the trust documents associated with the SSAS pension.
Yes
We work with lenders that have designed products tailored to lend to a SSAS or a SIPP pension scheme that holds property. It is important your strategy and plans coincide with the pension providers rule and guidelines.
No.
Buy to let mortgage lender will only lend against residential property. If you have a commercial property, you will need to apply for a commercial mortgage.
A commercial mortgage may be possible, but legal searches and underwriting must fit the auction deadline. The guide explains why buyers may consider bridging finance where time is limited.
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We assist our clients with Commercial mortgages in England, Wales, Scotland and Northen Ireland.
How much commercial mortgage you can afford is determined primarily by income sustainability and debt servicing capacity, not personal income multiples. Commercial lenders assess affordability using a cash-flow-led model, supported by property value and sector risk.
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A commercial mortgage is generally not cheaper than a residential mortgage. In fact, commercial mortgages often come with higher interest rates and fees, largely because lenders view them as higher risk. Unlike the residential mortgage market, which is highly regulated and competitive, the commercial mortgage market is more specialised and less standardised, which often leads to more variation in pricing.
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Yes, you can get a bank loan to buy a commercial property.
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Read about minimum borrowing amounts and the lender criteria that affect smaller commercial mortgage applications.
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A commercial mortgage is a type of loan specifically designed for purchasing or refinancing property that is used for business purposes.
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The guide explains how to prepare for a commercial mortgage application and what to expect from the process.
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For a commercial mortgage, you’ll typically need to put down a deposit of 25% to 40% of the property’s value. The exact amount will depend on factors such as the type of property, the lender’s criteria, your financial strength, and whether the mortgage is for owner-occupier use or commercial investment.
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Yes, a commercial property is generally worth more with a tenant in place, particularly if that tenant is financially strong and on a long-term lease. The presence of a reliable tenant means the property generates stable, predictable income, which makes it more attractive to both investors and lenders.
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For investors Commercial mortgage lenders will use the lease income of the security property, which is the property you are buying or remortgaging.
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An interest only Commercial mortgage is a mortgage, where you will only repay the interest on the principle amount borrowed. This can be useful for investors on commercial mortgages, whereby they build this into their cashflow.
Some options are capital repayment by design, therefore if you do require Interest Only it is best to let your broker know early on so they are able to better plan your options and of course manage your expectations.
A commercial mortgage is a type of loan used to buy, refinance, or develop property for business use. Unlike residential mortgages, which are meant for homes people live in, commercial mortgages are designed for properties like offices, shops, warehouses, factories, restaurants, hotels, and other business premises.
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Yes, some lenders offer a 10% overpayment facility, per annum.
This means that if your principal loan was £125,000 then you could repay £12,500 per annum as an overpayment without incurring a penalty within your fixed term.
However, it is important to note that many commercial mortgage lenders are stripping this from their product ranges, so it is always worth checking to avoid paying exit fees on amounts repaid.
Deciding between high street and specialist lenders for a commercial mortgage? Established commercial mortgages often find better rates with High Street lenders. Yet, these lenders usually expect more experience. Conversely, specialist lenders might have more lenient experience prerequisites, and their rates have grown competitive over the years.
A commercial mortgage in business refers to a loan taken out by a company or business owner to purchase, refinance, or develop commercial property.
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Floor space %: Some lenders might have a minimum percentage that they would like to be residential, for instance, 60%.
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Many renowned high-street banks cater to commercial mortgages. Yet, they often uphold strict standards, mostly favouring straightforward cases. Challenger banks, albeit less renowned, stand out with their niche prowess.
Prominent commercial mortgage partners include high street names such as Barclays, Lloyds, Natwest, and Yorkshire Building Society. We also partner with esteemed commercial mortgage lenders like Allica Bank, Interbay Commercial, Recognise Bank, Shawbrook, Reliance Bank, and Redwood Bank.
The minimum term for a commercial lease can vary depending on the lender and the type of mortgage being applied for.
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Commercial mortgage rates depend on the borrower, property and lender assessment. Read about the factors that affect the rate offered for a particular deal.
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Yes. Some lenders who offer Commercial mortgages to first time buyers may limit the loan size to their maximum residential mortgage affordability. Although others would not reduce the loan size, it is important to understand the commercial options prior to purchasing commitments if you are not a home owner, as the majority of lenders will require ownership experience.
Of course applicants buying first on a bridge are not first time buyers when re-mortgaging.
We arrange cost-effective Commercial mortgages for:
It is important to note that Commercial mortgages are not covered by the Financial Services Compensation Scheme, so borrowers should ensure they are dealing with a reputable lender.
A commercial mortgage guide: how much you can borrow, stress testing and DSCR, the four valuation methods, environmental and EPC underwriting, VAT and stamp duty, and the lending parameters for each sector.
Detailed explanations and criteria for Commercial Mortgages.
Floor space %: Some lenders might have a minimum percentage that they would like to be residential, for instance, 60%.
Pharmacy mortgages are a specialist area of healthcare lending used to purchase, refinance, or release capital from pharmacy premises, including high-street chemists, medical-centre pharmacies, and standalone pharmaceutical outlets. Pharmacies are widely viewed by lenders as defensive, low-risk healthcare assets, particularly where income is underpinned by stable NHS contracts.
Often, yes. Many UK lenders allow a mortgage product fee to be added to the mortgage balance instead of being paid upfront. A fee added to the loan accrues interest over the mortgage term, so you repay more in total than if you paid the fee at completion.
Yes, 90% loan-to-value commercial mortgages are possible, but only in limited sectors such as healthcare properties, pharmacies, or certain convenience stores with strong trading history. For most other commercial properties, maximum lending is typically capped at around 70% to 75% LTV.
Yes, although a guest house in the UK is usually financed with a commercial mortgage rather than a residential loan. Lenders assess trading performance, the valuation method, how the property is used and affordability, and in our experience loan-to-value limits are usually capped at around 70% to 75%.
Yes. A hotel mortgage in the UK is a commercial mortgage rather than a residential loan. Lenders assess trading performance, valuation method, property use and business sustainability. On the hotel cases we arrange, the maximum loan-to-value is 75%, measured against the going-concern valuation.
Yes, a bridging loan can be used to fund a property deposit. It is typically secured against another property you already own, not the purchase itself, and repaid when that property is sold or refinanced. This allows buyers to proceed quickly without waiting for a sale to complete.
Yes, consultations can be provided remotely. Remote consultations allow clients to receive advice and case management without attending in person, using phone or video calls. This approach offers flexibility, speed, and full access to specialist support regardless of location within the UK.
Yes. A personal guarantee normally ends once the property is sold and the mortgage is repaid in full. When the debt is fully cleared, the associated personal guarantee typically falls away at the same time.
In the UK, a portfolio is considered to be four or more mortgaged buy to let properties held by the same borrower or legal entity. Once this level is reached, lenders apply portfolio landlord criteria, including portfolio-level affordability assessment, stress testing, and overall Loan to Value (LTV) evaluation.
In the UK, a borrower is classed as a portfolio landlord once they own four or more mortgaged buy to let properties. At this threshold, lenders apply portfolio landlord rules, including enhanced underwriting, portfolio stress testing, and assessment of overall portfolio Loan to Value (LTV).
A business mortgage, also known as a commercial mortgage, is secured against property used for business purposes. Lenders assess trading accounts, deposit size, affordability, and property suitability. Deposits typically start from 20 to 30%.
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