Buy-to-let

Get expert advice and support with your
Buy-to-let investment journey.

Google Rating
5.0
Based on 202 reviews
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Award Winning

Buy-to-let

Get expert advice and support with your
Buy-to-let investment journey.

Google Rating
5.0
Based on 202 reviews
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Award Winning

Investing in property is a thrilling journey, though even seasoned buyers can encounter challenges if not cautious.

Many are drawn by the potential for rental income, which offers a steady stream of funds for the self-employed or those retired. Additionally, property values often appreciate, promising capital growth, and it’s a straightforward asset to understand due to its tangible nature.

Buy-to-let mortgages are predominantly interest-only, meaning you pay just the interest each month, not the principal. This keeps short-term costs down but having a strategy to settle the loan or refinance later an important consideration. Some landlords opt for limited company structures to navigate tax changes, though these can involve higher interest rates. It’s wise to seek our specialist advisers who can help you weigh the benefits and drawbacks.

How it works

How it works

Investing in buy-to-let properties can be a lucrative way to generate income and build assets for future generations. Whether you’re an experienced landlord or a newcomer, we offer comprehensive support, from securing the best mortgage deal to understanding your legal obligations. Keep in mind, property values can fluctuate, and there may be periods without tenants.

Let-to-buy mortgages are another route, allowing you to rent out your current home and purchase a new one. This type of mortgage reverts your residential loan to buy-to-let, calculated based on rental income, freeing your personal income for a new mortgage. With adequate equity, you might release funds for a deposit, although let-to-buy mortgages typically cover up to 75% of the property’s value.

For those interested in Houses of Multiple Occupancy (HMO), our experts can assist as standard buy-to-let lenders often don’t cover this area. Seeking advice can help secure competitive rates, avoiding the high costs of commercial finance.

Holiday lets, spurred by platforms like Airbnb, offer landlords the chance to diversify, often yielding higher returns than traditional buy-to-lets. The key difference in mortgages is the tenancy duration; holiday lets have frequent turnovers, demanding different mortgage structures.

Investing in property in the UK requires careful planning. For your first buy-to-let property, you generally need a deposit of 20% to 25% of the purchase price, though some lenders might accept 15%. Additionally, there is a 5% stamp duty surcharge, and it’s wise to have cash reserves to cover maintenance and mortgage payments during vacancies, ideally six months’ worth of rent.Before buying, consider what type of property fits the location. For instance, houses with several rooms are often popular in student areas, while one-bedroom flats might be preferred by young professionals. Understand all costs involved, such as higher stamp duty for non-residential purchases, development expenses for furnishing or renovating, and necessary certificates like gas safety checks. Landlord insurance is essential, as regular home insurance won’t cover rental properties. If you have a mortgage, your lender will require this insurance.

Managing a buy-to-let can be time-intensive, so hiring estate agents for tasks like marketing and maintenance might be beneficial, with costs being tax-deductible.

When to apply

Knowing when to make your mortgage applications is crucial.

Before you dive into the exciting process of viewing properties, it’s always a good idea to have your mortgage agreement in place. This is also known as an Agreement in Principle (AIP).

Ready to speak to a Mortgage Advisor?

Our team provides expert, unbiased mortgage advice. Get in touch today to start your journey toward becoming a buy-to-let landlord.

Some forms of buy-to-let mortgage are not regulated by the Financial Conduct Authority.

Frequently asked questions

Frequently asked questions

To qualify for a buy-to-let mortgage, certain criteria must be met. Lenders evaluate your eligibility based on potential rental income, financial stability, and landlord experience. Although owning your own home is often required, some lenders may not insist on this. A separate annual income of around £25,000, unrelated to letting, is commonly needed, but some lenders have no minimum income threshold. Typically, a deposit of about 25% of the property’s value is required.

Yes, rental income in the UK is taxable. You need to report it as part of your total income and pay Income Tax on your net rental income, which is your total income minus allowable expenses. The tax depends on your overall income and tax rate. Deductions for expenses like mortgage interest and maintenance can reduce taxable income. Consulting an accountant is recommended before buying your first buy-to-let property.

Most lenders restrict letting to family members under standard mortgage terms. You may need a specialist mortgage for this, so consulting a mortgage adviser is crucial. They can explain your options and any unique terms. Legal and tax implications also apply, making it important to consult an accountant for compliance and informed decision-making.

Yes, but it depends on your personal circumstances and existing mortgage obligations. It’s advisable to consult a mortgage adviser who can evaluate your situation and provide guidance on your options.

Expanding your property portfolio requires careful planning. Assess your finances to ensure you have funds for deposits and ongoing expenses, and research investment locations. A mortgage adviser can help secure financing, as lender criteria may vary. Professional advice on property management and tax implications is also essential.

Landlords must comply with several regulations to ensure safe tenancies. These include regular inspections of gas and electrical installations, providing an EPC, securing tenant deposits in approved schemes, verifying tenant immigration status, installing required detectors, and maintaining the property.

Yes, but you may have limited mortgage options. Lenders often require you to own a residential property first. If you don’t own any property, your options may be fewer. A mortgage adviser can guide you to the best lenders for your situation.

A property is an HMO if at least three tenants form more than one household and share facilities like kitchens or bathrooms. An HMO licence may be required, depending on the property and location. Mortgage options for HMOs are limited, but an adviser can assist.

Purchasing through a limited company allows you to offset various property expenses, making it tax-efficient. You pay tax on profit after deducting expenses, including full mortgage interest. However, consider other taxes like dividends or salary.

Age restrictions depend on the lender. Some have no age limit, while others may set a maximum age of around 85 years.

There is technically no limit, but lenders impose restrictions on borrowing amounts, the number of mortgaged properties, and total loan-to-value ratios. Our expert brokers can help find the right lender based on these factors.

Yes, you can set up a Limited Company and purchase property through it immediately. Lenders typically require a personal guarantee, underwriting the directors or shareholders rather than the company itself. This process is similar to individual applications.

The buy-to-let mortgage market can be complex and confusing – that’s why we’re here! 

Some of our Google Reviews

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Frog Financial Management
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Based on 202 reviews
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Ian
Ian
Couldn't be happier with the service from Frog, they made an incredibly stressful time in me buying my first property feel much more manageable and were always available to talk through any queries I had. Would highly recommend ☺️
Tim Moult
Tim Moult
Craig is an excellent advisor, we had relatively unusual requirements for 2 mortgages and he spent a lot of time explaining our potential options so we would end up with the best fit for us.Ruth was also fantastic at following things up for us and keeping us informed of how applications were progressing.Would definitely recommend Frog to anyone looking for a mortgage or insurance.
mario alvarez botero
mario alvarez botero
Gracias a Danni West ( Frog Financial Management ), pude asegurar mi casa en Inglaterra pues, Danni, muy cortés y profesionalmente, me puso en contacto con una compañía de seguros inmobiliarios que, se interesará a ofrecerme un seguro ya que, Yo vivo en España por lo tanto, soy un propietario ausente y según parece esto es un impedimento para muchas aseguradoras.Estoy muy agradecido con Danni por su invaluable ayuda, ha sido una gran experiencia.
Ruth Corner
Ruth Corner
Advise etc on our finances and mortgage suggestions
Rendell Willett
Rendell Willett
Found the service to be extremely helpful and efficient in dealing with my property portfolio. I've been with them many years and I'm always satisfied with their mortgage quotes
James Devine
James Devine
Frog has provided a great service to me and my partner as we arranged our first mortgage.As FTB, it is a daunting process, with a lot of questions from us on the hows, whens, and whats. Greg made this less so, answering all questions clearly, and helping us to understand things. Not only this, Frog helped us to find the best rate available to us.Lastly, Greg & Danni helped us to understand which personal insurance policies were best for us, taking the time to explain in layman's terms how each one could benefit us (or not), depending on our needs.All in all, Greg & Danni have been a valuable part of our mortgage journey, and I would not hesitate to work with them again in the future.
Tia Mirshahi
Tia Mirshahi
Greg and team were incredibly helpful in guiding us through the process of securing our first mortgage at the best possible rate. Everyone we interacted with at Frog Financial was friendly and always available to support and answer any questions we had - we are first time buyers so their advice and expertise was much appreciated! Greg and Danni also gave us all the information we needed to choose the right options for life insurance and income protection that is tailored to our needs. We couldn't be happier with our experience and would definitely recommend their services.
Joe and Katherine O'Donnell
Joe and Katherine O'Donnell
Had a great experience with Frog with our recent remortgaging after being recommended to them by Frosts in Amersham.Greg was extremely knowledgable and made a daunting process significantly easier - he was friendly, extremely clear and answered any questions or concerns we had throughout the entire process.Greg really listened to our circumstances and it was clear he wanted an outcome for us that fit our needs, there was never any sense of trying to upsell or push us towards something that did not fit our needs and we reached an outcome we were extremely happy with.Greg’s approach was extremely fair and it was clear that Frog Financial is far more interested in building a lasting relationship ship with their clients. I would not hesitate to approach Greg and Frog Financial again and will absolutely be using their services again when we come to our next application!
Sage Kershaw
Sage Kershaw
Grey was the ABSOLUTE BEST!!!!! He was so fun, let us have aux and made us feel so comfortable and showed us around the area and gave his favorite recommendations!! Will be calling him all week!
Clare Marshall
Clare Marshall
Gray was THE BEST driver and made sure that our ride was safe and fun!!!
Paul Murphy
Paul Murphy
Frog Financial Management have been excellent throughout the process. Craig and Ruth provided clear advice, quick communication, and a very professional service from start to finish. Nothing was ever too much trouble, and they made everything straightforward and stress-free.Would highly recommend to anyone looking for trustworthy and efficient financial advice.
Chloe Taylor
Chloe Taylor
Greg and the team at Frog were brilliant in helping us prepare our finances and then arrange the porting of our mortgage for our recent house move. Greg provided consistent support and tailored advice whenever needed, and made the mortgage process as stress free as possible. The Frog team also helped us with setting up some better life protection for ourselves and our kids. We would highly recommend Greg and the team at Frog to anyone looking for mortgage specific or broader financial advice.
Samah Hussain
Samah Hussain
As a first-time buyer, I had a lot of questions—and Greg was absolutely brilliant at answering every single one with patience and clarity. He was always super responsive and made the whole mortgage process feel much less overwhelming. Charley was also fantastic, helping me sort out buildings insurance quickly and efficiently while walking me through all the details. Danni took the time to explain all the insurance options thoroughly and in a way that made sense. Everyone I dealt with was friendly, knowledgeable, and incredibly supportive. I can’t recommend them highly enough!
Megan Griffin
Megan Griffin
We were recommended Frog Financial by some friends who had recently bought their first house, and we couldn't be happier! Greg was amazing from start to finish, keeping us informed throughout the process and always on hand to answer any questions we had. Charley also helped us find the right Buildings & Contents insurance for us, and had everything sorted & ready for exchange. We'll definitely be recommending the Frog team to any friends buying their first place!
Carla van der Sluijs
Carla van der Sluijs
Frog were incredibly helpful when I approached them for a mortgage recommendation. Craig really took the time to understand what I needed and was very supportive throughout the process. Mortgages and the jargon around them can seem very overwhelming, especially to a first time buyer, but Frog made it a lot less stressful. Would definitely recommend!
Tannaz Rastegar
Tannaz Rastegar
I can’t recommend Charley highly enough! From the very start, she made the process of getting my building and contents insurance seamless. She provided me with a list of options, sent detailed and informative emails, and was incredibly flexible, kind, and patient throughout.The whole experience has been fantastic, professional, efficient, and stress-free. The member portal is another great addition, making everything even more accessible and straightforward.I was so impressed that I even told my solicitor to recommend Charley to her clients. If you’re looking for someone who truly goes above and beyond, Charley is the one to trust. 100% recommend!
Denis Bywaters
Denis Bywaters
I went to Frog for mortgage advise on buying a second property. Initially Greg provided me with various options available to me and spent the time explaining the pros and cons of each. This made choosing the right option very easy, feeling confident with my choice. Likewise, Charley was a great help with finding me the right insurance for my new property and landlords insurance.
Se7en Group
Se7en Group
Thoroughly professional and superbly efficient service. Moving home is stressful enough. My buildings insurance was at least one thing I did not have to worry about.
sophie Stockton
sophie Stockton
I cannot recommend Frog enough. They have been so helpful and supportive.They have helped us to buy our first home and they were a huge helping hand when we had no idea where to start.Thank you so much for making the house buying process almost completely stress free.
Sammy Isaacs-Johnson
Sammy Isaacs-Johnson
We were recommended Frog by a family friend, and they have been absolutely brilliant through the whole house buying process. As first time buyers, the whole team has been so supportive always answering phone call and emails. Greg was so supportive when it came to our mortgage inquiries, very helpful and personable. Charley and Danni have been so helpful with insurances and Will writing, and we look forward to using them again in the future.
Nick Jones
Nick Jones
Frog Financial are definitely well worth a 5 star review, Greg and the team are fast, efficient and professional and always seem to put the customer first.
Mukesh Singh
Mukesh Singh
Frog financial management services provided us excellent help during purchase of our sweet first home in UK. Greg our advisor was very helpful, soft spoken person. Despite of my limited visa, Greg helped us to get mortgage with best available rate in the market.Highly recommended
Danielle Louise
Danielle Louise
I couldn’t recommend Frog Management more. Greg made the mortgage application process really easy for my boyfriend and I who were first time buyers. I’d first been in touch with Greg a year prior when we started our property search and once our offer was accepted I got straight back in contact with Greg who was prompt to get everything moving for us. I would highly recommend Frog Management!
Aaron
Aaron
The team at Frog have been fantastic throughout the entire process. Providing great advice and having a proactive approach, I can't recommend them enough!
Sam E
Sam E
The whole team at Frog were outstanding for us. Greg was our contact for our Mortgage application and he couldn't have been more helpful. He was always available and happy to help with anything, very knowledgeable and we really felt like he wanted the best for us. Charley and Danni also assisted us with insurance cover and they were very helpful and knowledgeable when it came to understanding the policies. They regularly checked in to see if they could help with the whole process, which was greatly appreciated. All the team made the house moving process that bit less stressful and are thoroughly recommended.
Maliha Zaidi
Maliha Zaidi
I recently worked with Charley to set up my contents insurance, and I couldn’t be happier with the experience. She was incredibly knowledgeable, professional, and took the time to explain all the details of the policy, ensuring it met my needs perfectly.The process was smooth and efficient, and Charley made sure I understood exactly what was covered and how the policy worked. She also provided excellent customer service, answering all my questions promptly and with patience.I highly recommend Charley to anyone looking for reliable insurance advice and support. Thank you for making this process so easy and stress-free!
Tom Roberts
Tom Roberts
I can't recommend Frog Financial Management enough!They were friendly, helpful and really responsive. It really felt they went above and beyond for us (saving us a few extra quid too).
Jolijn Bronneberg
Jolijn Bronneberg
Had a great experience with Frog Financial management. They work proactively, give good advise and are always quick on the ball. Would very much recommend.
Owen Adkins
Owen Adkins
If you're looking for mortgage, insurance or any other financial protection advice, you really couldn't do any better than Greg, Charley and the rest of the Frog team. Since putting our house on the market, Greg was very quick to respond and generous with his time - always explaining things clearly and what our options were. With Frog's support, we had trust that we were making the right choices for our family.
John Vassallo
John Vassallo
The team at Frog are oustanding. A big thanks to Charley (who is amazing) at helping with my home insurance.Thank you very much
Tom Harding
Tom Harding
I can't thank Frog Financial enough! They made buying our first home so easy and stress free. Greg was so helpful throughout the whole process and really took time to explain things in detail. The rest of the team were also super helpful and proactive and so responsive to our emails and phone calls. I honestly cannot recommend them enough!
sarah heduan
sarah heduan
Greg, Ruth & the whole team at Frog Financial have been amazing at securing mortgages for myself and my sister. We have had lots of changes & challenges and they have been very helpful & quick at responding to multiple questions! For myself, being self employed, Greg worked wonders to find a lender that worked. Fingers crossed until it all completes!
Lesley Ashton
Lesley Ashton
I highly recommend Frog Financial Management. Charley is fantastic, so helpful and sorts us out every year. Than you
Sacha Podda
Sacha Podda
Can't recommend Craig and his team enough! Amazing family ran business who will work tirelessly to provide you the best service. Got us exactly what we wanted and was always just a phone call away if we had any queries or needed some advice and support.Will definitely be using them again.
Katie Bryden
Katie Bryden
I could not recommend using Frog financials more!They are quick to reply to any queries via email and on the phone. They provide well informed advice and are exceptionally friendly when answering questions.I will definitely be using them again in the future!
Emma Hooley
Emma Hooley
Greg and the team have been super helpful throughout the whole mortgage process! Greg has explained each part of the application with great detail to make sure we understand it fully. They were prompt in their replies and made this a completely stress-free experience, highly recommend!
Paul Singh
Paul Singh
Very professional and knowledgeable service with great detail and kindness, I have been using frog services now for 12 years and am very happy with the products they find for me
Simon Gardner
Simon Gardner
After trying various agents and insurers, Frog FM was able to secure exactly what I needed and for a reasonable premium. Professional and friendly service. I know who to go to first next time!
Roger James
Roger James
I first contacted Frog several years ago and they are now my "go to" company for all financial matters and advice. I have always found them friendly, efficient and easy to deal with, and I applaud their ability to convert "financial jargon" into everyday understandable language.I also especially appreciate that they will contact and remind me when I need to review some aspect of my finances. I can without hesitation fully recommend Frog and all their team members
Alex Woodford
Alex Woodford
Charley and Danni have been exceptional in assisting me with managing my insurance requirements. They offer an outstanding and effortless service.
mireille lavollee
mireille lavollee
Amazing.Charley and Greg were amazing in listening to my needs and being able to offer the best solution for me.Thank you Charley for your patience with me. You have been incredible.I like the fact that they are a local company.I strongly recommend them.
Samantha Simpson
Samantha Simpson
I have used Frog Financial for several mortgages and cannot recommend them enough. Extremely helpful, professional and efficient and always going above and beyond to make the process as smooth as possible and finding the best options for me. Everyone in the team is brilliant to work with and I will of course be using them for all future mortgages! Sam x
Tom Evans
Tom Evans
I dealt with Greg to get a mortgage on my first property - he was fantastic, helped educate me on the process as well as coming up with outside of the box solutions, really happy with the service and will 100% use him again in the future.
Jason Benn
Jason Benn
An exceptional service given. Everyone we have spoken with has gone above and beyond to help us and answer all questions we have. Can not recommend Frog financial management enough and will be using them again in the future.Helena & Jason
Carl Goodman
Carl Goodman
Greg and the team at Frog Financial have been excellent with finding me a mortgage a couple of years ago and managing the renewal recently. They have been able to find the best deals in the market and provide good options and advice based on our conversations. They are friendly, attentive and responsive and I highly recommend them.
Grace Kearns
Grace Kearns
Amazing team could not have done it without them.
andrew grant duff
andrew grant duff
Excellent service from Charley on a non-standard building and contents insurance. She was prompt, and knowledgeable, and helped clarify various issues
Elena Prokopiou
Elena Prokopiou
Phenomenal service. I have and will recommend Frog Financial to everyone. Informative, helpful, great communication, so kind, and we really felt like the whole team cared about us. Took so much of the stress out of the process. We have no doubt that we will use Frog again! 🐸
William Oakes
William Oakes
Arranged our mortgage deal and building insurance with Frog. They were really helpful throughout the whole process and we would have no hesitation at all recommending to others.
K.K. Gres
K.K. Gres
Just the best, Greg helped me find a mortgage for my first property when other mortgage brokers couldn't find one to fit my needs. They were great answering any questions I had and helped me a lot throughout the house buying process. Also helped find and set up house insurance. Will be continuing to use them in the future and I highly recommend them.
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Initial consultation

We offer you initial no obligation consultations. Frog Financial Management will bear the cost of this, where we will: Describe our services more fully and explain the payment options. Gather and analyse personal financial information about you and your aims and objectives. Recommend and discuss any action we think you should take.

Refund of fees
All fees are fully refundable should we be unable to achieve a Lenders Mortgage Offer (as applied for), except in the following circumstances:
Client not proceeding due to own choice. | Client not proceeding due to valuation issues. | Client not proceeding due to property chain issues. |Client non-disclosure of material facts.

Example of fees
for residential mortgages
We typically charge £479,
payable on application.

Standard residential mortgage – £479
Shared ownership and Right to Buy – £524
Product switch – £95
Complex/impaired credit history – £697

Example of fees
for buy-to-let mortgages
We typically charge £479,
payable on application.

Standard Buy-To-Let mortgage – £497
Limited company Buy-To-Let mortgage – £647
HMO Properties/Portfolio landlords*- £679
Product switch – £95
Complex/impaired credit history and non-standard properties – £879
*A ‘Portfolio Landlord’ is defined as client(s) having four or more buy-to-let properties (mortgaged or mortgage free), on completion of this mortgage transaction.

Example of fees
Commercial mortgages
We typically charge £687,
payable on application.

Business Finance – £897
Development Loan – £897
Commercial Mortgage – £687
Bridging Loan – £687

Example of fees
Lifetime mortgages
We typically charge £995,
payable on application.

Standard Lifetime mortgage – £995
Complex property construction types – £1,295