Limited Company Buy-to-Let Mortgages

Limited company buy-to-let mortgages

A limited company buy-to-let mortgage is lending to a company — almost always a special purpose vehicle set up solely to hold property — rather than to you personally. The attraction is tax: a company deducts mortgage interest in full as a business expense, while an individual landlord receives only a basic-rate tax credit. Lenders also stress test companies more generously, typically at 125% rather than 145%, so the same property often supports a larger loan. Prime Mortgages arranges company buy-to-let across Edinburgh and the UK and works alongside your accountant on the structure.

Full interest deductibility inside the company

125% stress testing — usually a bigger loan

SPV set-up guidance and the right SIC codes

Setting the company up correctly

Lenders want a clean special purpose vehicle whose only activity is holding and letting property. A trading company with property on the side is much harder to place and attracts a smaller lender panel at worse pricing.

The SIC code you register at Companies House matters more than people expect. Get it wrong and lenders will decline at the first filter.

68100 — buying and selling of own real estate
68209 — other letting and operating of own or leased real estate
68201 — renting and operating of Housing Association real estate
68320 — management of real estate on a fee or contract basis

Note. Most lenders want to see 68100 and/or 68209. Directors and shareholders will normally all need to be named on the mortgage and give personal guarantees.

Company versus personal ownership

	Personal name	Limited company
Mortgage interest relief	Basic-rate tax credit only	Fully deductible as an expense
Tax on profit	Income tax at your marginal rate	Corporation tax, then tax on extraction
Typical stress test	125% basic rate / 145% higher rate	125%
Typical rate	Lower	Usually 0.3%–0.8% higher
Arrangement fees	Lower	Often 1.5%–3% of the loan
Lender choice	Very wide	Narrower but growing quickly
Ongoing cost	Self assessment only	Annual accounts, corporation tax return, accountant
Best suited to	Basic-rate taxpayer, one or two properties	Higher-rate taxpayer building a portfolio

Moving existing properties into a company

This is the question we are asked most, and the honest answer is that it is often not worth it. Transferring a property you already own personally into your own limited company is legally a sale and a purchase, even though the same person is behind both sides.

That means the Additional Dwelling Supplement at 8% is payable by the company, capital gains tax may be due on the gain you have made personally, you will pay early repayment charges on the existing mortgage, and there are two sets of legal fees.

For a landlord with a large portfolio and a long horizon, incorporation relief can sometimes make the numbers work. For most people with one or two properties, it does not. We will run the figures with your accountant before anyone commits.

Most buy-to-let mortgages are not regulated by the Financial Conduct Authority.

Personal guarantees — what you are actually signing

Every mainstream company buy-to-let lender requires personal guarantees from the directors, usually covering the full loan or a substantial proportion of it. The limited company gives you tax efficiency; it does not give you meaningful liability protection on the mortgage.

Some lenders will accept guarantees limited to a percentage of the debt. It is worth asking, and it is one of the things we negotiate.

Request a free consultation

No fee for the initial conversation, and no obligation. We usually reply the same working day.

Frequently asked questions

What SIC code do I need for a buy-to-let limited company?

Most lenders want 68100 (buying and selling of own real estate) or 68209 (other letting and operating of own or leased real estate), and many are happy with both registered. Using a trading SIC code, or running other business activity through the same company, will rule out a large part of the lender market.

Are limited company buy-to-let mortgage rates higher?

Yes, typically 0.3% to 0.8% higher than the equivalent personal buy-to-let rate, and arrangement fees are often 1.5% to 3% of the loan rather than a flat figure. For a higher-rate taxpayer the tax saving on interest usually outweighs that difference, but it needs calculating rather than assuming.

Can I move my existing rental properties into a limited company?

Legally yes, but it is treated as a sale and repurchase. The company pays the Additional Dwelling Supplement at 8% and standard LBTT, you may face capital gains tax on the personal disposal, and you will pay early repayment charges plus two sets of legal fees. It is rarely worth it for a small portfolio. Take accountancy advice before doing anything.

Do I need to give a personal guarantee on a company buy-to-let mortgage?

Almost always. Lenders require personal guarantees from all directors and significant shareholders, often for the full loan amount. Some lenders will cap the guarantee at a percentage of the debt, which is worth negotiating.

Can a brand-new limited company get a buy-to-let mortgage?

Yes. Lenders in this market expect newly incorporated SPVs and do not require trading history from the company itself. They underwrite the directors instead, looking at your personal credit, income and landlord experience.

Is a limited company worth it for one rental property?

Usually not, if you are a basic-rate taxpayer. The higher rate, higher arrangement fee and ongoing accountancy costs tend to outweigh the tax benefit at that scale. It becomes compelling for higher-rate taxpayers who intend to retain profits and keep buying.