Property investment
Buy to Let Mortgages for Healthcare Professionals and Portfolio Landlords
Personal, limited company and portfolio buy to let lending — arranged around the drawings, dividends and partnership income that high street underwriters read badly.
The proposition
Income that is straightforward to you, awkward to a high street lender
Clinical income rarely arrives as a single salary. A practice principal draws a modest wage plus dividends, an associate invoices on a self-employed basis, a partner takes a share of profit that moves each year. Automated affordability models handle none of this well, and applications are declined on structure rather than on strength.
The specialist buy to let market is far more accommodating. Limited company lending is now the mainstream route, rental cover is assessed on the property rather than on your payslip, and portfolio landlords are underwritten on the aggregate position instead of loan by loan.
Because most healthcare professionals hold property through a special purpose vehicle for tax reasons, the case usually needs to be placed with lenders comfortable with SPV structures, personal guarantees and complex ownership. That is a broker problem, not a client problem.
Property types
What we place
Standard single lets are the simplest cases and the most competitively priced. Yield-focused landlords increasingly move towards houses in multiple occupation and multi-unit blocks, which need specialist lenders and specialist valuation.
Where a purchase needs to complete quickly or the property is not currently habitable, a bridge followed by a buy to let refinance is often the cleaner route.
- Single residential lets held personally or in an SPV
- Houses in multiple occupation, licensed and unlicensed
- Multi-unit freehold blocks and converted flats
- Portfolio remortgages and capital raising across multiple securities
- Holiday lets and serviced accommodation
- Semi-commercial property with a residential element above
Client outcomes
Why the right lender matters more than the rate
Complex income accepted
Lenders who understand dividend and partnership drawings, so an application is judged on the property and the covenant rather than on a payslip.
Structure kept clean
SPV lending arranged to match the ownership your accountant has recommended, instead of forcing the borrowing into a personal name.
Portfolio treated as one
Aggregate stress testing and single points of contact across multiple securities, which shortens every subsequent purchase.
At a glance
Indicative terms
- Loan to value
- Up to 75% as standard, and up to 80% on selected products and property types.
- Rental cover
- Typically 125% for limited company borrowing and 145% for higher-rate individual taxpayers, at the lender’s stress rate.
- Term
- 5 to 30 years, interest only or capital and interest.
- Ownership
- Personal names, limited company SPVs, trading companies and LLPs.
- Portfolio
- No maximum number of properties with portfolio lenders; background portfolio stress tested in aggregate.
- First-time landlords
- Accepted by a number of lenders where the applicant is an owner-occupier with a professional income.
Related funding lines
Questions
BTL Mortgages — frequently asked questions
For a higher-rate taxpayer building a portfolio, a limited company is very often more efficient, because mortgage interest remains a deductible expense against company profit. For a single property held for the long term, personal ownership can still make sense.
It is a tax decision, so take it with your accountant. Our role is to make sure competitive lending exists for whichever structure you choose — and today it does for both.
Yes. Buy to let lenders expect an SPV to be newly formed, and underwrite the individuals behind it via personal guarantees rather than the company’s accounts. What matters is the correct SIC code at incorporation, the directors’ credit profiles and the rental cover on the property.
Once you hold four or more mortgaged buy to lets you are a portfolio landlord, and lenders assess the whole portfolio rather than just the new property. That means a portfolio schedule, aggregate loan to value and aggregate rental cover. A well-presented schedule speeds this up considerably; a poorly presented one is the most common cause of delay we see.
Next step
Building a property portfolio?
Send your portfolio schedule, or the details of the property you are buying. You will get realistic terms and a clear view on the right ownership structure to fund it.
Prefer to write? Send an enquiry or email info@apexfundingpartners.co.uk.