Purchasing a property worth more than £3 million is a significant milestone, and securing finance at this level is very different from arranging a standard mortgage. The loan amounts are larger, the lender pool is smaller, and the application process is more tailored to the individual borrower’s circumstances. For many buyers, particularly those with complex income or substantial asset holdings, private banks and specialist lenders become the primary route to funding.

Whether the goal is to buy a Prime Central London apartment, a country estate, or a luxury coastal home, understanding how lenders approach these transactions is critical. In 2025, higher interest rates, evolving underwriting standards, and greater regulatory scrutiny mean that preparation and presentation have never been more important.

Why £3M+ Properties Require a Different Approach

While there is no official regulatory threshold that separates “standard” lending from high-value lending, £3 million is generally seen as the point at which the lending market changes. Many high street banks have limits on how much they are willing to lend, and even for affluent borrowers they may stop at £2–£3 million. Beyond this, the landscape is dominated by private banks and boutique lenders who take a more holistic approach to assessing clients.

These lenders often focus less on strict income multiples and more on the borrower’s total financial position, including assets, liabilities, and liquidity. They may also consider bespoke repayment strategies, such as capital repayment from a planned business sale or investment maturity. This flexibility can be advantageous, but it also means that borrowers must be ready to share a more comprehensive financial profile. For a wider overview of how large loan lending works, see our guide on Large Mortgage Loans in 2025: How to Secure £2M–£10M Finance

How Lenders Assess Properties Over £3M

When the property itself carries a multi-million-pound price tag, lenders apply a more nuanced valuation process. The core question is always the same: if the lender had to repossess and sell the property, how quickly and for how much could they achieve a sale?

For Prime Central London homes, comparable sales data may be relatively strong, but in ultra-prime areas such as Belgravia or Knightsbridge, the pool of directly comparable properties is small. This makes valuation more subjective and reliant on valuers who understand the international buyer market that drives demand in these locations.

For country estates, valuation can be even more complex, particularly when land, heritage status, or mixed residential and agricultural use are involved. Lenders will weigh the prestige and desirability of the property against the practical considerations of resale timeframes and potential buyer demand. For more insight into this, our blog on Financing Prime UK Property in 2025: From London Townhouses to Country Estates explains the differences between financing prime city and rural properties.

What Lenders Expect from the Borrower

At this level, lenders expect borrowers to have more than just a strong income. They want to see substantial liquidity, a clear picture of assets and liabilities, and a financial profile that shows both stability and flexibility. Deposits for properties over £3 million are often higher, with 30–40% being common, and in some cases private banks may require an assets-under-management relationship alongside the mortgage.

For borrowers with complex or irregular income — such as bonuses, dividends, or investment returns — lenders will want detailed evidence of sustainability. Offshore income adds another layer of due diligence, with anti-money laundering (AML) and source-of-funds checks forming a core part of the process. Our article on How Foreign Currency Income & Liquidity-Based Lending Are Reshaping UK Mortgage Approvals in 2025 explains how lenders treat these cases.

Structuring Finance for £3M+ Transactions

High-value mortgages are rarely straightforward repayment loans. Many borrowers prefer interest-only arrangements to maintain liquidity, particularly when their wealth is tied up in business ownership, investment portfolios, or property assets. Others opt for part-and-part structures that combine a repayment element with an interest-only balance, giving a mix of cashflow flexibility and equity build-up.

In certain cases, lenders may take security over multiple properties or use investment portfolios as collateral, particularly when dealing with private banks. This approach allows the borrower to secure a larger loan without tying up additional cash. If the property is being purchased via a trust, SPV, or offshore company, structuring becomes more complex. Our blog on Trusts and Property Finance in 2025: Lender Attitudes, Risk Appetite and What’s Changing covers how lenders handle these ownership structures.

Valuation Challenges

Valuing a £3M+ property is both an art and a science. In urban prime markets, there may be enough transaction data to provide a relatively confident valuation, but at the upper end — £10M+ homes — individual property features can make direct comparisons impossible. For rural estates or properties with unique characteristics, lenders may instruct multiple valuers to ensure a realistic figure is achieved.

In some cases, the valuation will influence not only how much a lender is prepared to lend but also the terms of the offer. A cautious valuation could reduce the loan-to-value ratio, requiring the borrower to provide a larger deposit. For strategies to navigate these challenges, see our guide on Financing Multimillion-Pound Properties in 2025: A Guide for Wealthy Buyers.

How Willow Private Finance Can Help

At Willow Private Finance, we specialise in arranging bespoke mortgage solutions for high-value property purchases. We understand the nuances of the £3M+ market and work with a carefully selected panel of private banks, boutique lenders, and specialist institutions who are comfortable with complex cases.

We don’t just present your income and assets — we position your full financial profile in the most compelling way to meet lender expectations. From structuring the loan to fit your wealth strategy, to liaising with valuers who understand prime property, we manage the process end to end.

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