Limited company & SPV
Property finance for company-owned investments.
Limited company buy-to-let has become an established part of the property finance market. Our advisers help investors understand lender criteria, company structures and the mortgage considerations involved.
Borrower
Limited company / SPV
Property
Investment finance
Company-owned property
The company is the borrower, but the people behind it still matter.
Limited company buy-to-let involves underwriting both the property investment and the company structure.
Lenders may consider the company's activity, ownership, directors, shareholders and existing property portfolio alongside the expected rental income from the property being financed.
Personal guarantees are also common, meaning directors or shareholders can remain directly relevant to the lender's assessment despite the property being held within a company.
Company structures
Company buy-to-let can take several different forms.
Lender appetite can change according to company activity, ownership and the experience of the people behind the company.
01
Special Purpose Vehicles
Many landlords use a company established specifically for holding and managing property investment, often referred to as an SPV.
02
Newly formed companies
Some lenders may consider newly incorporated SPVs where the directors and shareholders meet their individual criteria.
03
Existing property companies
Established companies with existing investment property may require lenders to consider current borrowing, rental income and the wider portfolio.
04
Multiple directors
Companies with several directors or shareholders may require each individual to satisfy the lender's eligibility and underwriting requirements.
05
Portfolio companies
More experienced landlords may hold several properties within one or more companies, making wider portfolio assessment increasingly important.
06
International ownership
Some company structures involve directors, shareholders or income based outside the UK and may require more specialist lender consideration.
Special purpose vehicles
Some lenders prefer companies created specifically for property investment.
An SPV is typically a limited company whose principal purpose is holding and managing investment property rather than carrying out a wider trading business.
Many company buy-to-let lenders are comfortable with this structure, although acceptable company activities, directors, shareholders and other criteria vary between lenders.
Discuss your company structure
SPV
A company established specifically for property investment can fit the criteria of a wider range of specialist buy-to-let lenders.
What lenders consider
Company borrowing involves more than the property and rent.
The company structure and individuals behind it can both form an important part of lender underwriting.
01
Company type
Many lenders prefer companies established specifically for property investment rather than businesses carrying out wider trading activity.
02
Directors & shareholders
The individuals behind the company are commonly assessed alongside the company itself as part of lender underwriting.
03
Personal guarantees
Limited company buy-to-let lenders commonly require personal guarantees from directors or shareholders supporting the borrowing.
04
Rental income
Expected rent and the lender's rental coverage calculation remain important when determining the borrowing available.
05
Deposit
Deposit and loan-to-value requirements vary according to lender, property type, company structure and wider circumstances.
06
Existing portfolio
Where the company or directors already own investment property, lenders may also review the performance and leverage of the wider portfolio.
Personal guarantees
Limited liability does not necessarily remove personal involvement from the mortgage.
Many lenders require directors or shareholders to personally guarantee some or all of the company's mortgage obligations.
This means the individuals behind the company may still need to satisfy requirements relating to credit history, experience, residency and wider financial circumstances.
Important
The legal implications of providing a personal guarantee should be understood before entering into the borrowing. Independent legal advice may be appropriate.
Ownership
How a property is owned changes the borrowing structure.
Mortgage availability is only one consideration when deciding whether investment property should be held personally or through a company.
Personal ownership
The property is purchased and mortgaged in an individual's own name.
Limited company ownership
The property is purchased by a company and the mortgage is taken in the company's name.
SPV ownership
A limited company established specifically for property investment may fit the criteria of a wider range of company buy-to-let lenders.
Tax & legal advice
Intra can advise on mortgage availability but does not determine the most appropriate tax or legal ownership structure. Independent professional advice should be obtained where appropriate.
Existing property
Moving an existing property into a company is not simply an administrative change.
Transferring a personally owned investment property into a company can involve the property being sold to the company and a new mortgage being arranged in the company's name.
That can create tax, legal, valuation and transaction implications, so the mortgage should be considered as one part of the wider decision.
Explore property refinancing
Growing a portfolio
Company structures can become more important as the portfolio grows.
Investors with several properties may need lenders to consider the wider company's borrowing, rental income and property values rather than assessing each transaction entirely in isolation.
The structure used for one purchase can also influence future refinancing or expansion, making longer-term planning relevant when considering lender options.
International investors
UK company borrowing can also involve international directors or shareholders.
Residency, nationality, overseas income and the ownership of the UK company can all affect the lender market available.
Intra has arranged more than 3,000 mortgages for international clients from over 20 countries, including Türkiye, Saudi Arabia, the UAE, the United States, Canada and countries across Europe.
Explore mortgages for international clients→
The Intra approach
Understand the company before selecting the lender.
Our process considers the company, directors, shareholders, property, expected rent and wider investment position before lender research begins.
Understand the company structure
We begin by understanding the company, shareholders, directors, property being financed and the wider investment strategy.
Review the financial position
Your adviser considers deposit, expected rent, existing property commitments and any personal or company financial information relevant to the application.
Research lender criteria
Different lenders have different approaches to SPVs, trading companies, director experience, personal guarantees and company structures.
Structure the application
Once an appropriate route has been identified, we prepare the application around the lender's requirements and company ownership structure.
Manage underwriting
Our adviser and administration team remain involved through valuation, lender queries and any additional company or personal documentation required.
Complete
We continue to support the case through mortgage offer and the wider transaction through to completion.
Lender access
Company criteria can vary materially between lenders.
Some lenders focus primarily on SPVs, while others can consider more varied company structures. Director experience, ownership, personal guarantees and portfolio size may all affect eligibility.
Lender availability and suitability depend on individual circumstances, property, company structure and lending criteria.
Why Intra
Company borrowing considered within the wider investment structure.
Limited company property finance can require understanding both the mortgage and the company sitting behind the transaction.
01
Understand the company
We establish the company structure, directors, shareholders and wider property investment plans.
02
Assess the transaction
The property, expected rent, deposit and existing borrowing are considered alongside the company.
03
Research lender criteria
Different lenders can take different approaches to SPVs, company activity and personal guarantees.
04
Manage the application
Our adviser and administration team support the case through valuation, underwriting, offer and completion.
Related property finance
Explore related investment finance.
Property investment
Buy-to-Let
Finance for landlords purchasing and refinancing residential investment property.
Portfolio landlords
Portfolio Finance
Borrowing for landlords with multiple properties and more substantial investment requirements.
Existing borrowing
Property Refinancing
Review existing investment borrowing, release capital or restructure property finance.
Frequently asked questions
Limited company mortgage questions.
These answers are general. Available finance depends on the company, individuals involved, property and lender criteria.
01What is a limited company buy-to-let mortgage?
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What is a limited company buy-to-let mortgage?
It is a mortgage taken by a limited company to purchase or refinance an investment property. The company owns the property and is the legal borrower, although directors or shareholders may also be personally assessed.
02What is an SPV?
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What is an SPV?
SPV stands for special purpose vehicle. In property investment, it commonly refers to a limited company established specifically to hold and manage investment property.
03Do I need an established company?
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Do I need an established company?
Not necessarily. Some lenders consider newly formed SPVs, although the directors and shareholders will still need to meet the lender's criteria.
04Will I need to provide a personal guarantee?
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Will I need to provide a personal guarantee?
Many limited company buy-to-let lenders require personal guarantees from directors or shareholders. The exact requirement varies between lenders and company structures.
05Can a trading company get a buy-to-let mortgage?
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Can a trading company get a buy-to-let mortgage?
Potentially, although lender appetite is generally more limited than for companies established specifically for property investment. The company activity and wider financial position can be important.
06Can I transfer a personally owned property into a company?
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Can I transfer a personally owned property into a company?
Potentially, but this is generally treated as a new transaction rather than a simple change of name. Tax, legal and transaction costs can arise, so independent professional advice should be obtained before proceeding.
07Is limited company ownership more tax efficient?
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Is limited company ownership more tax efficient?
That depends on individual circumstances and is a tax question rather than a mortgage question. Intra can advise on mortgage availability, but independent tax advice should be obtained before selecting an ownership structure.
08Can international clients use a UK company to purchase property?
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Can international clients use a UK company to purchase property?
Potentially. Available lenders depend on the company, directors, shareholders, residency, nationality, income and property being financed.
Some forms of buy-to-let and company property finance may not be regulated by the Financial Conduct Authority. The regulatory status of a transaction depends on the individual circumstances involved.
Your property may be repossessed if you do not keep up repayments on your mortgage or other loan secured upon it.
Limited company property finance
Discuss your company and property plans with an Intra adviser.
Tell us about the company, directors, property and wider investment requirements and our team can help explain the lending routes available.
enquiries@intra-pf.com