For many Muslims in the UK, the dream of owning a home must be balanced with a commitment to faith. Unlike conventional mortgages, which rely on interest payments (riba), Sharia-compliant mortgages are designed to align with Islamic principles that prohibit interest, encourage shared risk, and promote ethical financial conduct.

In 2025, the UK mortgage landscape looks very different from even a few years ago. A surge in demand for Islamic finance, combined with broader growth in specialist lending, means that Sharia-compliant mortgages are now more widely available than ever before. From high-street banks testing new models, to private banks offering bespoke solutions for high-net-worth individuals, the market is maturing — but borrowers must still navigate carefully.

This guide explores how Sharia-compliant mortgages work in practice, how they have evolved in 2025, what challenges borrowers face, and why expert advice is essential in securing the right structure.

What Makes a Mortgage Sharia-Compliant?

At the heart of Sharia-compliant finance is the prohibition of riba — interest seen as exploitative and unjust. Instead, finance must be based on trade, partnership, or shared ownership. This distinction means that a Sharia-compliant mortgage cannot be structured like a typical repayment or interest-only loan.

Instead, three main models dominate the UK market:

Ijara (Lease-to-Own)

Under Ijara, the bank purchases the property outright and leases it back to the client. The buyer pays monthly instalments consisting of two parts: rent (for use of the bank’s share) and an acquisition payment (towards eventual ownership). By the end of the term, full ownership is transferred to the client.

This structure is particularly popular for residential buyers who want clarity over eventual ownership but wish to avoid the appearance of paying “interest” on borrowed money.

Murabaha (Cost-Plus Financing)

Murabaha is often used for shorter-term arrangements. The bank buys the property and immediately sells it to the client at a higher, agreed-upon price. The client then pays this back in fixed instalments.

This arrangement provides transparency, as the profit margin is fixed from the outset. However, because of its structure, Murabaha can be more expensive than alternatives if held long-term.

Diminishing Musharakah (Partnership)

Increasingly popular in 2025, Musharakah involves joint ownership between bank and buyer. Over time, the client buys out the bank’s share while paying rent on the portion still held by the bank. This gradual transfer of

ownership is highly flexible and often used by wealthier clients who want to scale their equity share quickly.

The Growth of Islamic Finance in the UK

The UK has long been recognised as Europe’s leading hub for Islamic finance. With more than 20 institutions offering Islamic products and five fully Sharia-compliant banks, it is unique in its accessibility.

In 2025, several key developments have shaped the sector:

• Private Banks and Wealth Managers have expanded their offerings, recognising the growing demand from Gulf-based investors purchasing London prime property. This mirrors the broader trend covered in our Prime Central London Property Guide.

• Regulatory Encouragement: The FCA has worked to improve transparency around Islamic finance structures, making them easier for borrowers to understand and compare.

• Broader Demographic Appeal: While originally designed for Muslim clients, these products increasingly attract borrowers seeking ethical alternatives.

In cities like London, Birmingham, and Manchester, Sharia-compliant mortgages are becoming a core part of the residential market, while for international investors from the Middle East and Asia, they provide a straightforward way to buy in the UK without compromising faith.

Benefits of Sharia-Compliant Mortgages

Borrowers are turning to these products for a mix of religious, ethical, and financial reasons. Key benefits include:

• Faith Alignment: For observant Muslim clients, these structures allow them to own property without breaching religious principles.

• Ethical Standards: Lenders avoid investments in industries considered haram, appealing to buyers who want finance tied to ethical practices.

• Shared Risk: Because lender and borrower often share in ownership or risk, products like Musharakah feel less one-sided than traditional lending.

• Flexibility for HNW Clients: Wealthy borrowers, particularly international investors, find that Sharia-compliant mortgages can dovetail neatly with wider wealth planning, especially where assets are already managed through Islamic finance.

Challenges to Consider

Despite growth, challenges remain for borrowers in 2025:

• Limited Availability: Although more lenders offer Sharia products, the choice is still far narrower than with conventional mortgages.

• Higher Costs: Structuring complexity and smaller lender pools can sometimes result in higher overall costs.

• Complexity of Contracts: The distinctions between Ijara, Murabaha, and Musharakah require careful legal review, as misunderstandings can be costly.

• Valuation and Affordability: Sharia products still undergo standard UK affordability checks, meaning self-employed or overseas income must be carefully presented — as explored in our Mortgages for Self-Employed Borrowers guide.

Case Example: A Middle Eastern Buyer in London

A recent Willow Private Finance client, an investor from Dubai, sought to purchase a £7.5m Knightsbridge property. The client required financing that aligned with Sharia principles, but also wanted flexibility to restructure borrowing against overseas assets.

By comparing Ijara and Musharakah models across private banks, Willow secured a structure that allowed the client to:

• Pay rent and acquisition instalments in sterling, while keeping international income streams in dollars.
• Leverage additional wealth through an Islamic investment account for cross-collateralisation.
• Maintain compliance with UK regulatory standards while preserving Sharia alignment.

This example illustrates how these products can be tailored for high-net-worth, cross-border buyers — and why bespoke advice is essential.

The Outlook for Sharia Mortgages in 2025 and Beyond

The future of Sharia-compliant mortgages in the UK looks bright. With continued immigration, a growing British Muslim middle class, and strong demand from Gulf investors, lenders are likely to expand their offerings further.

We are already seeing:

• Hybrid Products: Some lenders are experimenting with combining Sharia principles with flexible repayment options.

• Green Islamic Finance: Growing interest in green mortgages intersects with Sharia principles of stewardship, creating new product niches.

• Greater Private Bank Involvement: High-net-worth clients increasingly expect private banks to provide Sharia options alongside conventional lending, particularly for trophy properties.

How Willow Can Help

At Willow Private Finance, we specialise in complex property finance — including Sharia-compliant solutions. Whether you are a first-time buyer seeking faith-aligned finance, or an international client structuring multimillion-pound property acquisitions, we can help.

Our expertise includes:

• Whole-of-market access to Sharia-compliant lenders, including private banks and specialist providers.
• Guidance on Ijara, Murabaha, and Musharakah contracts and how they compare to conventional mortgages.
• Structuring for high-value properties, cross-border investors, and complex income streams.
• Coordinating with legal, tax, and Sharia scholars where required to ensure both compliance and peace of mind.

Frequently Asked Questions

What does a Sharia-compliant mortgage mean under UK rules in 2025?
Under Sharia (Islamic law), charging or paying interest (riba) is prohibited. In the UK, compliant home financing is structured around alternative models such as Ijara (lease-to-own), Murabaha (cost-plus sale), or Diminishing Musharakah (shared ownership). The lender typically holds part ownership or leases the property and the client gradually acquires it.

Which Sharia financing models are most common in the UK market?

• Ijara: The bank purchases the property and leases it to the client; the client pays rent plus “acquisition payments” to increase equity over time.
• Murabaha: The bank buys the property and sells it to the client at a marked-up price, repaid in fixed instalments.
• Diminishing Musharakah: The buyer and bank co-own the property; over time, the buyer “buys out” the bank’s share and pays rent on the remaining share.

Who currently provides Sharia-compliant mortgages in the UK?

• Gatehouse Bank is active in Sharia home finance including home purchase plans.
• StrideUp offers Sharia home purchase and remortgage plans, certified as compliant by Sharia advisory boards.
• Offa, an Islamic fintech, obtained FCA authorisation to offer Sharia-compliant home finance in 2025, expanding options in the market.

What are the main benefits and drawbacks of using a Sharia mortgage?
Benefits:

• Aligns with faith-based prohibition of interest (riba). willowprivatefinance.co.uk+1
• Ethical and socially responsible approach to finance. willowprivatefinance.co.uk+1
• Shared-risk or partnership structures may feel fairer in principle. willowprivatefinance.co.uk

Drawbacks and challenges:

• Limited availability: fewer lenders and product options compared to conventional mortgages.
• Potential higher cost or overhead due to structuring complexity and smaller scale.
• Complex contracts requiring review by both financial and Sharia scholars. willowprivatefinance.co.uk+1
• Standard affordability and credit checks still apply; self-employed or foreign income must be adequately documented. willowprivatefinance.co.uk+1

How have regulatory and market developments affected Sharia finance in 2025?
The UK government and regulators have introduced legal frameworks to support Islamic finance, especially to prevent adverse tax treatment of Sharia structures.  Moreover, obtaining FCA authorisation (e.g. as for Offa) is fostering more credible, compliant offerings in the marketplace.



What should UK buyers consider when opting for a Sharia mortgage?

• Ensure the provider has a recognized Sharia Supervisory Board and transparency in structure.
• Understand exactly how the lease, profit, or co-ownership mechanism works over the term.
• Compare fees, deposit requirements, and rental or profit margins with conventional alternatives.
• Check how contract changes, early repayment, or sale transfers are handled under the structure.
• Work with brokers and legal advisers experienced in Islamic and UK property finance for accurate structuring and compliance.

📞 Want Help Navigating Sharia-Compliant Mortgages in 2025?

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