Written by Harry Goodliffe
Director & Mortgage Adviser, HTG Mortgages · FCA Authorised (1017945)
CeMAP Qualified · Featured in National Press · South England Prestige Awards 2026/27 winner
HTG Mortgages The best buy to let mortgage is rarely the one with the lowest rate. It is the one where the rent clears the lender’s stress test, the fees do not wipe out the saving, and the criteria fit both the property and the way you own it. Four things decide it: rental cover (every lender tests the rent against a notional rate and a cover ratio), total cost over the term (arrangement fees can run into thousands, so a slightly higher rate with a small fee often wins), loan to value (your deposit sets which lenders are open to you at all), and criteria (personal or limited company, standard let, HMO or flat above a shop, first time or portfolio landlord). I compare all of that across 120+ lenders before recommending one. Some buy to let mortgages are not regulated by the Financial Conduct Authority. This page is part of my buy to let mortgage hub. A buy to let mortgage is a type of loan specifically designed for properties that investors intend to rent out. These mortgages typically require a larger deposit and have different lending criteria compared to residential mortgages. Understanding these nuances is essential for making informed decisions about your investment. Ready to take the first step? Get expert advice tailored to you. No obligations, no pressure. Fill out the form and let’s make it happen! At HTG Mortgages, we are dedicated to helping you find the best buy to let mortgages available. Here’s why you should choose us: Securing the best buy to let mortgage involves careful planning and consideration. Here are some key steps to help you get started: Typically, buy to let mortgages require a deposit of at least 25% of the property’s value. However, some lenders may require more, depending on your financial situation and the property. Yes, lenders will consider the potential rental income from the property when assessing your mortgage application. This income shows lenders you can cover the mortgage repayments. Rental income is subject to income tax, and you may also be liable for capital gains tax when selling the property. It’s advisable to consult a tax advisor to understand all implications. If you plan to rent out your current home, you will need to switch to a buy to let mortgage. Speak to your lender or a mortgage advisor about the process and any associated costs. Interest rates for buy to let mortgages are generally higher than residential mortgages. The exact rate you receive will depend on your credit history and the loan-to-value ratio. The rent decides it rather than your salary. Work backwards: take the achievable rent, divide by the cover ratio the lender applies, and that tells you the monthly interest they will allow at their stressed rate. Two lenders can differ by tens of thousands on the same property purely on that calculation. A wholly commercial or semi-commercial property is assessed differently again, see my guide to commercial buy to let mortgages. I have broken the full calculation down, with worked examples, in how much can I borrow on a buy to let. You put down a deposit, usually 25%, and borrow the rest against the rental income. Most are interest only, so the monthly payment covers interest and the balance stays the same until you sell or repay it. Rent has to clear the lender cover test, and the property must be let rather than lived in. Some buy to let cases are structurally different too, a multi-unit freehold block is assessed by valuation method as much as by rent. One exception worth knowing: letting to close family makes it a regulated family buy to let, which works differently. 25% is where most of my landlord clients land and where the widest choice sits. Lower is possible but the options thin quickly, and on lower yielding areas the rental cover test will often force a bigger deposit regardless of what the lender would allow. Best Buy to Let Mortgage: How to Find the Right One
What makes a buy to let mortgage the best one for you?
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