In this guide:
What is an 85% LTV mortgage
An 85% loan to value (LTV) mortgage lets you borrow 85% of the purchase price of a property.
You pay the rest before the mortgage starts with a 15% deposit.
If you’re moving home or remortgaging you’ll need 15% equity in your home. Or equity in your home and extra savings.
Lenders take LTVs into account when deciding how much they’ll lend you and the interest rate they’ll charge.
The higher the LTV, the higher the interest rate you’ll pay.
This is because the risk to the lender increases when you borrow more of the purchase price.
Should I get an 85% LTV mortgage
An 85% LTV mortgage could be right for you if you’ve got 15% of the purchase price to put down as a deposit.
The recommended deposit is about 20%.¹
The lower the LTV the lower the interest rate as lenders see the loan as less risky.
To get a better interest rate so you have lower monthly repayments you can save for a bigger deposit.
Best 85% LTV mortgage
All lenders offer 85% LTV mortgages, so there’s a lot of choice.
Make sure you know the true cost of mortgage deal before you apply.
The true cost is the total amount you'll pay back over the initial fixed or discounted period.
You can work out the true cost by adding up the interest, capital repayments and fees. Then taking away any incentives the lender’s offering, like cashback.
A broker can find the best 85% LTV mortgage deal for you if you need help.
Everyone’s personal situation is different and a broker will look for a deal that suits you best.
Trussle works with 90 lenders offering about 12,000 deals.
Lenders can only offer you their own mortgages so you’ll have much less choice.
Compare 85% LTV (15% deposit) mortgage deals
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Best buy to let 85% LTV mortgage
Best 2 year fixed 85% LTV mortgage
When you’re looking for the best 2 year fixed mortgage with an 85% LTV you’ll find lots of options.
Some deals will have higher interest rates and lower fees. Others will have higher fees and lower interest rates.
Learn how to compare mortgage rates and deals.
Best 5 year fixed 85% LTV mortgage
If you’re looking for a 5 year fixed mortgage deal with an 85% LTV now could be a good time.
Interest rates on 5 year fixed rate mortgages are currently a lot lower than they have been.
Learn more about fixed rate mortgages.
Best interest only 85% LTV mortgage
Very few lenders offer interest only 85% LTV mortgages.
Most will want you to have an LTV of 75% or lower.
This is because the higher the LTV the bigger the risk as you’re borrowing so much of the property’s value.
There’s a bigger risk with an interest only mortgage. This is because you only pay interest during your mortgage term and none of the loan.
If house prices fall, like they did during the last financial crisis, you could end up in negative equity.
This is when you owe more on your mortgage than your home is worth.
Being in negative equity could be a problem if you want to move home or remortgage.
You might end up:
unable to switch mortgages to get a better rate
stuck on your lender’s standard variable rate and paying more than you should
stuck with a house that will not sell for a price that covers your mortgage
The few lenders that do offer interest only 85% LTV mortgages have very strict rules about who they lend to.
You might not be able to repay the loan at the end of the mortgage by selling your property.
This is something you can with other interest only mortgages.
This means you may have to repay using:
equity in another property
stocks and shares
You may also face a high interest rate as your loan will be a bigger risk than normal.
Remortgaging to an 85% LTV mortgage
If your initial deal is coming to an end and have 15% equity in your home, you may be able to remortgage to an 85% LTV mortgage.
This means your repayments should be lower as you’ll get a better interest rate.
You could also remortgage to an 85% LTV mortgage if you want to borrow some of the equity in your home. This could be for improvements like building an extension.
¹ Money Advice Service: How much deposit do I need for a mortgage?
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Your home could be repossessed if you don't keep up repayments on your mortgage.
You may have to pay an early repayment charge to your existing lender if you remortgage.