When most people think about property finance, they imagine standard homes: freehold houses, long-lease flats, straightforward valuations. For athletes and entertainers, the reality is often very different. High-net-worth (HNW) talent frequently buy properties that reflect their lifestyle rather than a lender’s textbook definition of “mortgageable.”

From London penthouses with short leases, to service-charge heavy apartments in luxury developments, to countryside estates mid-refurbishment, the properties that catch the eye of elite clients are often the very ones that cause lenders concern. In 2025, underwriters are more cautious than ever about unusual assets. The result? Athletes and entertainers must prepare carefully to secure lending on the homes they want.

At Willow Private Finance, we regularly help clients bridge the gap between aspiration and underwriting reality. This blog explores the types of unusual properties favoured by high-profile buyers, why they create friction with lenders, and how bespoke finance solutions make them possible.

Why athletes and entertainers buy differently

The lifestyle of elite clients is far from ordinary, and their property choices reflect it. Privacy, security, and prestige often matter more than mainstream affordability. For some, a central London penthouse offers discretion and convenience; for others, a country estate provides retreat and seclusion. Many are drawn to brand-new developments with concierge services, spas, and private gyms.

But these choices come with quirks. Short leases on historic flats, sky-high service charges, or properties mid-renovation are common. While entirely logical for the client, they appear risky to lenders whose first concern is resale value.

Short leases: glamour with hidden risk

One of the most common challenges arises with short leases. A Mayfair apartment with 50 years left on the lease may suit an entertainer perfectly, but many lenders will not finance below 70–80 years. Why? Because as leases shorten, property value erodes — and extending the lease is costly.

High street lenders often refuse outright. Private banks, however, can be pragmatic. If the borrower can fund or commit to a lease extension, or if overall wealth is strong, they may approve lending even on shorter terms. As we outlined in Private Banks vs. High Street: Why Elite Clients Need Bespoke Lending, private institutions assess the bigger picture, not just rigid criteria.

Prime refurbishments: opportunity or obstacle?

Refurbishment projects appeal to many high-profile clients. A musician may want to reconfigure a Belgravia townhouse to suit their lifestyle. A footballer may buy a Surrey estate with plans for extensive upgrades. The problem? Lenders hate uncertainty. A property mid-renovation is harder to value, and construction risk is high.

This is where bridging finance often comes into play. As discussed in Bridging Finance for Transfers & Tours, short-term funding allows the purchase or renovation to proceed quickly, with refinancing into a mainstream or private bank mortgage once the works are complete. The key is planning the exit: lenders want to know how and when the refurb will be finished, and what the end value will be.

Service-charge heavy apartments

Luxury developments with 24-hour concierge, spas, and gyms are popular among entertainers and international athletes. They offer security, privacy, and convenience. But service charges can be eye-watering — £30,000 or more annually is not unusual.

Lenders worry that high charges make resale harder, and they also factor the cost into affordability calculations. A flat that looks affordable on headline numbers may suddenly fall short once service charges are included.

Here again, private banks often show more flexibility. If overall affordability is clear, and if the client’s wealth mitigates the risk, they may still approve. For high street banks, however, heavy service charges are often a red flag.

Unique country estates

Beyond London, athletes and entertainers often buy large country properties with stables, extensive land, or unusual layouts. These homes provide privacy and retreat but can be challenging to value. Few comparable sales exist, and lenders fear a limited resale market.

Specialist valuers are often required, and private banks are better positioned to accommodate such assets. The underwriting may focus less on resale and more on the borrower’s wealth and long-term plans.

An illustrative example

Consider a Premier League defender buying a Knightsbridge flat with only 52 years remaining on the lease. The property is valued at £4 million, but the lease term deters most high street lenders.

Through Willow, the solution is reframed. The client commits to a lease extension within 12 months, funded from signing bonuses. A private bank accepts this, approving a 70 percent LTV mortgage. The extension increases both the property’s value and its mortgageability, protecting both client and lender.

The same principle applies to entertainers purchasing service-charge heavy apartments or estates mid-refurbishment. With careful structuring, the obstacles become manageable.

Why preparation is everything

The common thread in all unusual property cases is preparation. Lenders do not like surprises. When issues are anticipated and addressed upfront, approvals are far more likely. That means:

• Lease terms checked and extension plans in place.
• Refurbishment costs and timelines fully documented.
• Service charges disclosed and factored into affordability.
• Specialist valuations arranged where needed.

At Willow, we ensure these steps are taken before the application reaches an underwriter.

How Willow helps clients buy unusual properties

Our role is to anticipate lender concerns and present them with solutions, not problems. We coordinate with valuers, lease extension specialists, and bridging providers. We work with private banks who are comfortable lending against unconventional assets. And we ensure that high-profile clients understand not just the glamour of their purchase, but the financial nuances that accompany it.

For athletes and entertainers, this means freedom to buy homes that match their lifestyle, without the frustration of declined applications or delayed completions.

Conclusion

High-net-worth talent rarely buys standard homes. Their properties are as distinctive as their careers — penthouses, estates, and luxury flats with all the trimmings. But unusual properties bring unusual challenges.

In 2025, lenders remain cautious about short leases, refurbishments, and high service charges. High street banks often step back. Private banks and specialist lenders, however, will engage when the story is well structured.

At Willow Private Finance, we specialise in turning unusual property purchases into lender-ready deals. For athletes and entertainers, that means securing not just the home they want, but the mortgage to match.

📞 Looking at a property that doesn’t fit the standard mortgage mould?

Talk to Willow. We’ll anticipate the challenges and structure the solution that gets you approved.