In 2026, the UK ultra-prime property market remains active, but materially more complex to navigate than many buyers anticipate. While interest rates have stabilised compared to the volatility of the mid-2020s, banks have not relaxed their approach to risk on £10m+ residential transactions. If anything, underwriting scrutiny has intensified as lenders seek to balance relationship-led lending with regulatory accountability and capital efficiency.
The Bank of England’s current base rate stance has eased funding pressure for lenders, yet it has not reversed the structural changes made to credit governance since 2022. Large residential loans now attract deeper committee oversight, enhanced stress testing, and far greater emphasis on downside risk — particularly where properties are illiquid, bespoke, or reliant on discretionary income streams.
At Willow Private Finance, we regularly see buyers surprised when £10m+ purchases encounter friction late in the process. These are often highly credible individuals with substantial wealth, diversified assets, and professional advisory teams. The issue is rarely affordability in the conventional sense. Instead, transactions falter because banks worry about risks buyers do not see — or assume will be waived due to status or relationship history.
This article explains what banks actually focus on when underwriting ultra-prime UK property purchases in 2026, why these concerns are not always communicated upfront, and how early structuring materially reduces execution risk. For broader context, see : High Net Worth Mortgages and Private Bank Mortgages in 2026.
The UK £10m+ residential market in 2026 is defined by selectivity rather than scarcity of capital. Banks remain willing to lend, but only where risk-adjusted returns justify balance sheet allocation. This reflects a wider lending environment shaped by regulatory capital requirements, internal risk committees, and a continued focus on portfolio resilience.
While transaction volumes in prime central London and select regional markets have shown resilience, lenders remain conscious that ultra-prime properties are inherently illiquid. Exit timelines during market corrections can extend significantly, and valuation certainty diminishes as price points rise. As a result, banks view each £10m+ loan as a bespoke credit exposure rather than a scalable product.
The Financial Conduct Authority continues to emphasise affordability sustainability and responsible lending, even in high-net-worth cases. While some regulatory exemptions apply, lenders must still evidence rationale for credit decisions and demonstrate that risks have been identified and mitigated. This has a direct impact on how senior credit committees approach ultra-prime residential lending in 2026.
Financing a £10m+ UK residential property typically involves private banks, specialist lenders, or bespoke divisions within mainstream institutions. Unlike standard mortgages, these transactions are not processed through automated systems. Each case is assessed individually, often requiring multiple layers of approval.
Loan-to-value ratios are usually conservative, frequently capped between 40% and 60% depending on property type, borrower profile, and asset backing. Even where higher leverage is technically possible, banks may resist deploying it without additional security or cross-collateralisation.
Crucially, these loans are assessed on a combination of affordability, balance sheet strength, and exit viability. Banks want clarity not only on how interest will be serviced today, but how the loan would be repaid under adverse conditions — including forced sale scenarios or changes in the borrower’s income profile.
This is where many buyers encounter unexpected resistance. Wealth alone does not eliminate credit concern if that wealth is complex, illiquid, or jurisdictionally fragmented.
In 2026, banks underwriting £10m+ residential purchases focus on a small number of core risks.
Liquidity risk is paramount. Banks assess whether the borrower can service debt without relying on asset sales during market stress. Portfolios heavily weighted toward volatile or illiquid assets attract conservative treatment.
Income durability matters more than scale. Discretionary income, carried interest, bonuses, or entrepreneurial distributions are scrutinised for cyclicality and concentration risk. Even very high income can be discounted heavily if it lacks predictability.
Property saleability is a critical but often overlooked factor. Banks assess not just market value, but how quickly and reliably the property could be sold if required. Bespoke homes, trophy assets, or properties with planning or title complexity raise red flags.
Jurisdictional exposure is also closely examined. Assets or income streams held in higher-risk or opaque jurisdictions increase compliance burden and may trigger enhanced due diligence or credit constraints.
These factors often carry more weight than headline net worth figures.
A common misconception is that relationship history guarantees flexibility. While longstanding banking relationships help access credit conversations, they do not override internal risk frameworks. Relationship managers advocate, but credit committees decide.
Another issue is overconfidence in valuation. Buyers often assume that a high-end valuation equates to lending comfort. In reality, banks focus on downside valuation — what the property might achieve in a forced or time-constrained sale.
Buyers also underestimate documentation depth. Source of wealth, source of funds, and asset traceability requirements in 2026 are extensive. Delays or inconsistencies here can stall transactions late.
Finally, many buyers assume banks will “make it work” once lawyers are instructed. In practice, unresolved credit concerns rarely soften with time — they harden.
Late-stage failures usually stem from misaligned expectations rather than lack of credit availability.
Buyers often proceed to offer acceptance, legal instruction, and valuation before banks have completed full internal credit review. Early indications from relationship teams are mistaken for approval. When credit committees later impose conditions, reduce leverage, or decline altogether, buyers are left exposed.
This is typically the point at which Willow Private Finance is engaged — before another lender is approached, to review structure, sequencing, and lender fit.
At this level, success depends on controlling the narrative presented to credit committees, selecting banks whose risk appetite aligns with the property and borrower profile, and resolving concerns before they become blockers.
Effective structuring for £10m+ purchases begins well before an offer is made.
This includes assessing which assets banks will genuinely credit, modelling conservative serviceability scenarios, and identifying property-specific risks that may concern lenders. In some cases, introducing additional security, adjusting leverage, or staging funding improves outcomes materially.
Sequencing is critical. Credit positioning should precede valuation and legal commitment. Where appropriate, parallel lender discussions reduce single-bank dependency and preserve negotiating leverage.
Most importantly, buyers benefit from intermediaries who understand how credit committees think — not just what relationship teams say.
A buyer seeks to acquire a £12m UK property with a 50% LTV loan, supported by substantial global assets and variable income. Initial discussions are positive. However, during credit review, the bank flags property saleability risk and income concentration. The loan is reduced late, jeopardising the transaction.
Had lender selection and structuring accounted for these concerns earlier, an alternative bank or adjusted structure could have preserved momentum.
Ultra-prime lending in the UK will remain available in 2026, but not frictionless. Banks will continue prioritising capital efficiency, downside protection, and regulatory defensibility.
Buyers who assume wealth overrides risk are likely to encounter delays or failures. Those who plan strategically, engage early, and control lender engagement will transact more reliably.
Willow Private Finance is an independent, whole-of-market intermediary specialising in high-value and ultra-prime property finance. We advise buyers and their advisers on how banks assess £10m+ purchases and structure transactions accordingly.
Our role is to manage execution risk — aligning borrower profile, property characteristics, and lender appetite before commitments are made.
Do banks lend on £10m+ residential properties in 2026?
Yes, but lending is highly selective and subject to enhanced credit scrutiny.
Is net worth enough to secure approval?
No. Banks focus on liquidity, income durability, and downside risk rather than headline wealth.
Are private banks more flexible than mainstream lenders?
Sometimes, but they still operate within strict credit and regulatory frameworks.
When should lender discussions begin?
Before making an offer or instructing valuations, to avoid late-stage disruption.
Can structuring improve approval odds?
Yes. Early planning, lender selection, and sequencing materially reduce execution risk.
Book a free strategy call with one of our mortgage specialists.
We’ll help you structure your purchase to meet lender expectations and reduce late-stage risk in today’s market.
About the Author
Wesley Ranger has over 20 years’ experience in UK mortgage lending, specialising in high-value, ultra-prime, and complex residential transactions. He has worked extensively with private banks, credit committees, and professional advisers to structure multi-million-pound property purchases for UK and international clients. His expertise includes risk structuring, cross-border asset assessment, and managing lender expectations on bespoke residential deals.
Important Notice
This article is for general information purposes only and does not constitute personal financial advice, tax advice, or legal advice. Mortgage availability, criteria, and lending appetite vary by lender and may change at any time.
Examples and scenarios are illustrative only. Borrowing involving high-value property, variable income, or complex asset structures carries additional risk and requires specialist consideration. Always seek appropriate advice before proceeding.
Willow Private Finance Ltd is authorised and regulated by the Financial Conduct Authority (FCA No. 588422). Registered in England and Wales.
