£4.5M Interest-Only Mortgage Provides 90% LTV Financing On £5M UK Home
A high loan-to-value interest-only mortgage, a 90 per cent mortgage in the client’s words, is a residential loan with a small deposit on which only interest is paid during the term. It suits high-net-worth buyers who want capital to stay invested. Enness Global arranged one of circa £4.5 million at approximately 90 per cent loan-to-value and the purchase went through.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Who is this relevant to?
- You are buying a prime UK home worth several million pounds and want to borrow most of the price rather than commit your capital.
- You want an interest-only mortgage and can show how the capital will be repaid.
- Your wealth sits in investments or a business, and a high street lender has offered a lower loan-to-value than you need.
What did the client need?
The client, a UK-based high-net-worth borrower, wanted to buy a prime residential property valued at several million pounds. The aim was to borrow a high proportion of the price and keep the client’s own capital available for wider investment rather than tie it up in the home. The client also wanted an interest-only structure, so that monthly commitments stayed low during the initial period of ownership.
The client had lots of profit in his limited company, which he wasn’t distributing because they were leading up to a sale.
Why was a standard route unlikely?
Loans of this size and shape sit outside the appetite of most mainstream banks. As the property value rises, many lenders reduce the maximum loan-to-value they will offer, and reduce it further where the borrower asks for interest-only. Asking for both narrows the field to a small number of lenders, most of them private banks that assess the whole balance sheet rather than a salary multiple.
How was it structured?
Enness Global reviewed the specialist private banking lenders whose criteria fitted the case before choosing the route. The mortgage was arranged at approximately 90 per cent loan-to-value on an interest-only basis. The facility was split across more than one lending tranche. The repayment strategy for the capital was agreed with the lender from the outset and formed part of the underwriting.
What was the plan and who ran it?
Islay Robinson, CEO and Founder, Enness Global, is the adviser bylined on this case. At the First conversation and Plan and route stages, the route was set around the client’s business rather than a salary multiple. “We needed a bank to really understand the business, the exit process, timelines, and offer a loan which was well beyond what was usually available for this type of transaction.”
The Submission went to the lender’s own standard. Valuation and underwriting, Offer and Completion followed, with the adviser holding the timeline so the client did not chase anyone.
How did the lender assess it?
The lender looked at the client’s whole financial position rather than a salary multiple: income, liquid assets, investments and other commitments, together with the quality of the property as security. At approximately 90 per cent loan-to-value the valuation carried more weight than usual, because a small shortfall against the price would have re-sized the loan. The interest-only basis meant the lender also needed a credible repayment strategy for the capital, agreed before the offer. Terms depend on status, valuation and lender criteria.
What was the outcome?
The client completed the purchase of the prime residential property with a circa £4.5 million mortgage at approximately 90 per cent loan-to-value, on an interest-only basis, through specialist private banking lenders. A significant proportion of the client’s capital stayed invested or available for the wider wealth strategy. Islay Robinson: “This allowed the client to buy a home well before he’d sold his business.” Read how Enness Global arranges large mortgages of £1 million or more.
What are the risks and what could have gone differently?
A high loan-to-value mortgage carries risks the client accepted as part of the plan. The valuer could have valued the property below the agreed price and re-sized the loan; Enness Global reads the valuation and asks the lender to review. A private bank offer can be conditional on moving assets to the bank; the plan said so before submission.
A lender can decline on criteria despite substantial income and assets; the adviser then takes the case to the next route. An interest-only loan needs its capital repaid at the end of the term; the repayment strategy was agreed at the outset for that reason.
What Enness changed was the route and the shape of the facility, so that the client kept capital invested. The case went to specialist private banking lenders rather than the mainstream banks whose appetite it fell outside.
Which lenders consider this?
Of the 116 lenders whose residential criteria Enness Global tracks from published sources, 62 publish a maximum loan-to-value of 85 per cent or more (Enness Lender Database, September 2026). Of those 62, 13 also publish a maximum loan of £5 million or more. Terms depend on status, valuation and lender criteria.
In Islay Robinson’s words: “We’ve got a dozen or so lenders that will operate in this space. Changes in banking regulation have allowed higher loan-to-value and higher income multiples, and that’s what’s created the conditions for this type of loan. There’s no assets under management.”
What does Enness Global’s CEO and Founder say about this case?
“We have enough lenders that will lend at this level for very high value transactions with the property being the only security. These banks won’t ask for assets under management, other security, or any other charges.”
Islay Robinson, CEO and Founder, Enness Global
Speak to Enness Global
Speak to Enness Global about a high loan-to-value mortgage on a prime home; the first conversation covers whether the case can be done, the route and your date. A second published case, a circa £3.8 million mortgage at approximately 65 per cent loan-to-value on a Surrey home, shows a lower loan-to-value route. For the wider question, read why wealthy buyers borrow rather than pay cash. Call +44 (0)203 758 9393 or use the contact form.
Important Information
Information contained in our case studies is for market and illustrative purposes only. In some cases, these may be made up of multiple cases and are for illustrative purposes only.
Some case studies are made up of enquiries that have come into the business, not all business completes, and the posting of a case study does not represent a completed piece of business.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Enness Global is a broker, not a lender.
Frequently asked questions
Expert answers from our specialist brokers to the questions we are asked most often.
Let's talk nowCan a high net worth borrower get a 90% LTV mortgage on a £5 million UK home?
Yes, in some cases. Of the 116 lenders whose residential criteria Enness Global tracks from published sources, 62 publish a maximum loan-to-value of 85 per cent or more (Enness Lender Database, September 2026). At £5 million, lending at approximately 90 per cent is agreed case by case, most often with a private bank, subject to status, valuation and lender criteria.