For many buyers, the size of the deposit determines whether a dream property becomes reality. This is even more acute for athletes and entertainers. Despite high incomes, their earnings can be tied up in short-term contracts, overseas tax obligations, or performance-based royalties, leaving them with less liquid cash than outsiders might assume. In 2025, the challenge of achieving higher loan-to-value (LTV) ratios is central to the property ambitions of elite clients.
High street lenders, often risk-averse, cap lending at conservative levels. For borrowers with volatile income or non-traditional wealth structures, they may limit LTV to 60 or 65 percent, even when the client’s net worth is substantial. But athletes and entertainers frequently want to stretch further, securing 70, 75, or even 80 percent LTV—so they can preserve liquidity for training, touring, or investment.
This blog examines how high LTV deals are structured for elite clients in 2025, the risks and rewards involved, and how Willow Private Finance helps high-profile borrowers secure the leverage they need.
Why high LTV matters to elite clients
For athletes, careers peak early and end quickly. A 25-year-old Premier League player may earn millions annually but still want to preserve cash for post-career investments. For an entertainer, touring or production schedules demand constant reinvestment in brand, production quality, or team salaries. For both groups, tying up millions in property deposits can reduce flexibility.
Higher leverage allows them to achieve the property they want without exhausting liquidity. It also supports diversification, enabling them to maintain exposure to investments outside property, such as equities, pensions, or business ventures.
As we noted in
Private Bank Mortgages Explained: Benefits and Drawbacks, private banks take a broader view of wealth, recognising that keeping cash unencumbered can be just as important as the property purchase itself.
How lenders assess risk at high LTV
The hesitation with high LTVs is simple: the greater the loan compared to the property value, the smaller the buffer for lenders if values fall or repayments falter. For traditional borrowers, this is offset with predictable salaries and long-term stability. For athletes and entertainers, lenders worry about income volatility and career fragility.
To overcome these concerns, lenders scrutinise three areas closely:
- Income reliability — Is there proof that contracts will be honoured, royalties will continue, or earnings are likely to remain steady over the mortgage term?
- Asset base — Do liquid or investable assets provide a safety net, even if income falls?
- Exit strategy — If career earnings decline, what is the plan? For instance, refinancing into buy-to-let income, selling the property, or drawing on investments.
Private banks in particular are willing to go higher on LTV when these three areas are well addressed.
Strategies for achieving more leverage
The difference between a declined 65 percent loan and an approved 80 percent loan often lies in preparation. Borrowers who present their profile strategically can unlock far greater leverage.
One powerful route is
cross-collateralisation, where a borrower pledges additional assets—such as an investment portfolio or a secondary property—alongside the main home. This reduces lender risk while preserving liquidity.
Another approach is
securities-backed lending, explored in detail in
Securities Backed Lending in 2025: The Definitive Guide. Here, a borrower leverages investment holdings without liquidating them, securing a property loan against shares or bonds. For entertainers, this can be particularly attractive, allowing them to maintain royalties or equity stakes while borrowing more against the property.
Finally,
insurance-linked solutions can make a difference. Career-ending injury insurance, critical illness cover, or key-person protection can give lenders confidence to extend leverage. The reasoning is clear: if income risk is mitigated by insurance, the mortgage appears safer.
A practical illustration
Picture a chart-topping artist looking to buy a £5 million home in Surrey. She wants to limit her deposit to £1 million, seeking 80 percent LTV. A mainstream lender refuses, citing her uneven royalty streams.
Through Willow, the solution is reframed. Her royalty catalogue is independently valued, proving consistent annualised income over five years. In addition, she has a £3 million investment portfolio that can be pledged for cross-collateralisation without sale. With this in place, a private bank agrees to 80 percent LTV, preserving her liquidity for future projects.
This is not about stretching recklessly. It is about packaging wealth intelligently so that lenders view higher leverage as justifiable.
The risks of high leverage
While high LTV can be empowering, it is not without risk. Larger loans mean higher monthly commitments, which can strain finances if income falls. Falling property values can also erode equity more quickly.
For athletes nearing the end of a career, or entertainers whose earnings may fluctuate, high LTV can amplify vulnerability. That is why it must be approached strategically, not emotionally. Borrowers must balance ambition with prudence, ensuring that the leverage supports broader goals rather than undermines them.
As we discussed in
Short Careers vs Long Mortgages: Athlete & Entertainer Solutions, planning ahead for career transitions is critical when taking on long-term borrowing at higher LTVs.
How Willow helps clients secure high LTV
At Willow, our role is to anticipate lender concerns and prepare applications that address them head-on. We gather comprehensive documentation, coordinate with accountants to validate income, and present asset portfolios clearly. We also work closely with private banks to explore collateralisation, securities-backed lending, and structured protection that support higher leverage.
For athletes and entertainers, we know that leverage is not just about numbers. It is about preserving freedom. The ability to fund a property without exhausting cash reserves often enables better long-term wealth management, supporting family stability and career opportunities.
Conclusion
In 2025, high loan-to-value mortgages remain a challenge for most borrowers—but athletes and entertainers who prepare intelligently can succeed. By leveraging assets, insurances, and private bank relationships, elite clients can secure 70 to 80 percent LTV, achieving the homes they want while keeping liquidity intact.
High leverage is not for everyone, but for those with the right profile and the right advice, it is a powerful tool. At Willow, we specialise in making it possible.
📞 Looking to maximise leverage without draining your cash reserves?
Talk to Willow. We’ll secure the highest possible LTV while protecting your broader financial freedom.
