What Defines a Trophy Property

In the prime and ultra-prime property market, a “trophy property” is a home that stands apart in every respect — whether it’s a heritage-listed townhouse in Belgravia, a contemporary penthouse overlooking Hyde Park, or a sprawling country estate with centuries of history. These are often unique assets that carry both prestige and investment value, and they rarely appear on the open market.

When they do, competition can be intense, and transactions are often conducted off-market and at speed. This makes having the right finance in place essential. For many buyers, that means exploring options well beyond standard mortgage products (Large Mortgage Loans in 2025: How toSecure£2m–£10m Finance).

Why Eight-Figure Lending Requires a Bespoke Approach

Arranging £10 million or more in property finance is very different from securing a conventional loan. Mainstream lenders typically have lending caps and rigid affordability criteria, which rarely accommodate the complexities of HNW borrower profiles. For this reason, most trophy property finance is arranged through private banks and select specialist lenders that can offer bespoke underwriting.

These lenders look beyond salary and conventional affordability ratios. They assess global wealth, income diversity, asset portfolios, and the strategic value of the client relationship. Facilities are often structured with features such as multi-currency repayment options (Currency Risk and Income Verification: Challenges of Foreign Income), interest-only periods, or the ability to pledge additional assets as security (Cross-Collateral Property Finance in 2025).

The Role of Private Banks in Trophy Property Lending

Private banks dominate the trophy property market because they can take a more holistic approach to underwriting. They are comfortable working with offshore income streams, significant investment portfolios, and complex ownership structures — areas where mainstream lenders often struggle (Lending to Offshore Trusts: What UK-Based Borrowers Need to Know in 2025).

For international buyers, this flexibility is often critical. A private bank can match the currency of the loan to the currency of the borrower’s income, reducing foreign exchange exposure. They can also work with properties held in offshore companies or trusts (Using Offshore Companies for UK Property Purchases in 2025), provided compliance requirements are met.

Structuring Finance for Ultra-Prime Acquisitions

In trophy property transactions, structuring is as important as the loan itself. Some buyers choose to finance their purchase via multi-jurisdiction arrangements (Navigating Multi-Jurisdiction Property Purchases in 2025), allowing them to leverage assets in more than one country. Others use investment portfolio lending, where part of the security for the loan comes from managed investments rather than property alone.

Cross-collateral facilities — where multiple prime assets are used as security — are common at this level, as they can increase borrowing capacity without pushing the loan-to-value too high on any single property. For the right client, this can create flexibility in future refinancing or property sales.

A Recent Willow Private Finance Case Study

Willow Private Finance recently arranged funding for a European client purchasing a £15 million penthouse in Mayfair. The client’s wealth was spread across several jurisdictions, with income in both euros and sterling. By introducing them to a private bank with an established international presence, we secured a 60% loan-to-value, interest-only facility.

Part of the security came from an investment portfolio pledge, and the facility included provisions for partial repayment following the planned sale of a commercial property — giving the client both competitive pricing and the flexibility to reduce leverage at the right time.

Challenges in Trophy Property Finance

There are challenges unique to this market segment. Liquidity is a key one — even with a strong asset base, lenders expect to see accessible funds for deposit and ongoing commitments. Speed of execution is another. In a discreet, off-market transaction, a buyer with ready finance will always be in a stronger negotiating position.

Valuations can also be complex. Because trophy properties are often one-of-a-kind, their value can be highly subjective. Lenders may commission multiple valuations to verify price alignment, and this process needs careful management to keep the transaction on track.

Why Discretion and Specialist Knowledge Matter

Privacy is paramount in ultra-prime property deals. Many buyers are high-profile individuals who require confidentiality. Working with a broker who can approach lenders discreetly — and who understands which institutions are actively lending in this space — ensures both speed and privacy. This avoids unnecessary credit checks and limits the circulation of sensitive financial information.

How Willow Private Finance Can Help

At Willow Private Finance, we specialise in arranging bespoke lending for prime and ultra-prime acquisitions, including trophy properties valued at £10 million and above. Our network includes private banks, international finance houses, and specialist lenders with a proven appetite for this type of facility.

We manage the process from start to finish — discreetly approaching suitable lenders, structuring facilities to meet both immediate needs and long-term objectives, and coordinating the legal, valuation, and compliance requirements. Whether the purchase is in London, the countryside, or part of a multi-jurisdiction portfolio, we ensure the finance aligns with your broader wealth strategy.

Frequently Asked Questions

What qualifies as a “trophy property” and why is financing for £10 million+ deals different?
A trophy property is an exceptional, ultra-prime home—often heritage, architecturally unique, in a prime location (e.g. Belgravia, Mayfair, major estates). In eight-figure deals, standard lender caps, rigid affordability tests and one-size-fits-all underwriting no longer apply. You’ll need bespoke finance from private banks or specialist lenders. Willow Private Finance

Which lenders are active in the £10 million+ trophy property space?
Mainstream high-street lenders usually lack capacity or appetite. Instead, private banks and select specialist lenders lead this niche, offering bespoke underwriting, global asset assessment, and flexible structuring. Willow Private Finance

What do lenders evaluate beyond conventional affordability in ultra-prime lending?
They look at global wealth, income diversity, investment portfolio strength, cross-jurisdiction assets, and strategic client relationships. They may accept foreign income, assets held abroad, and non-standard collateral if the borrower profile is strong. Willow Private Finance

What structuring features are common in financing such high-value properties?

• Multi-currency repayment options, to reduce FX exposure. Willow Private Finance
• Interest-only periods, especially when liquidity or cash flow is expected to improve. Willow Private Finance
• Cross-collateral security, using other prime assets or investment portfolios to increase borrowing capacity without overleveraging the one trophy asset. Willow Private Finance
• Portfolio or investment-asset pledges (not just the property) as part of the security package. Willow Private Finance

What is a realistic loan-to-value (LTV) level for £10M+ deals?
In a recent case, a £15 million penthouse was financed at 60 % LTV with interest-only terms. For ultra-prime properties, lenders typically stay conservative to protect against valuation risk. Willow Private Finance

What major challenges do trophy property financings face?

• Valuation complexity: one-of-a-kind properties lack perfect comparators, so lenders may demand multiple independent valuations. Willow Private Finance
• Liquidity and speed: off-market, discreet transactions demand that finance is ready to deploy quickly. Willow Private Finance
• Document certainty: title, compliance, ownership structure, tax, and legal clarity must be immaculate. Willow Private Finance



How important is privacy and discretion in these deals?
Critical. Many ultra-high-net-worth buyers prefer confidentiality in their financial structuring. A broker who can approach lenders discreetly, without broad credit checks or public exposure, is essential. Willow Private Finance

📞 Looking to Secure £10M+ Finance for a Trophy Property?

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