Complex Income Mortgages

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PLEASE NOTE – Rose Capital Partners are in the process of merging with Heron Financial, therefore it will be best for Heron to pick up your enquiry from here. Please do use the link here to book in with the team but if you have any concerns, please call us on 020 7935 7866 or contact info@rosecp.co.uk 


How to arrange complex income mortgages

  • If you have income from multiple sources, specialist mortgage lenders assess complex income mortgages according to certain criteria.
  • For mortgages with complex income lenders often pick the largest income source and work from there.
  • The more complex the situation the more need for advice, so speak to specialist mortgage brokers as early as possible.

What is complex income?

  • You have more than one source of income.
  • Are in an employed role and run your own company alongside, so have employed and self-employed income.
  • Receive investment income from stocks or shares, or from property or may have maintenance in addition to a salary.
  • Are a Non-Executive Director and sit on multiple Boards.
  • Have salary in one area and a consultancy fee in another working on a contract.
  • Complex income mortgages can get quite complicated in terms of how specialist mortgage lenders assess your income.


With complex income mortgages how much can I borrow?

  • The short answer is, about four and a half times your income.
  • But some lenders may offer as much as five and a half times your income.

Your Borrowing = 4.5 to 5.5 x your income

How do complex income specialist mortgage lenders assess income?

Lenders start with 100% of your core income and adjust for additional income streams.

The lender will assess your income as 100% of your employed or primary income and a proportion of your secondary income.

  • Secondary income may be earned or unearned income.
  • Earned income is something you have influence over e.g. non-exec roles, contracting, self-employed work.
  • So even with secondary income, if it’s earned income, quite a few lenders will include all of this income in their assessment.
  • Unearned income is investments, maintenance or any other form of income you don’t have direct influence over.
  • Lenders are far more likely to take account of only half of that income.
  • Not all lenders apply the same rules, some will take all secondary income into account, some will take none so speak to one of our mortgage advisors.
  • An SA302 form (Self-assessment form) is excellent evidence from HMRC of multiple sources of income.


Say for example you’re employed and have a basic salary of £25,000.

You have rental income of £25,000

Maintenance income of £25,000

Investments that give you £25,000

Total income of £100,000.

Lender applies multiple of 4.5 times your income.


Employed income only

£25,000 x 4.5 = £112,000


Employed income and half of secondary income

£25,000 + £37,500 (£75,000 x 50%)

Income = £62,500 x 4.5 = £281,000


Employed income and 100% of secondary income

£25,000 + £75,000

Income = £100,000 x 4.5 = £450,000

  • We see a wide range of outcomes depending on the lender, in this example, from £112,000 to £450,000 of potential borrowing.
  • We assess your needs and approach the right lender for you, so your complex income mortgages application is stress-free for you.

Speak To An Expert

Our key aims are to fully understand what you are looking to achieve, create a solution tailored to your needs, deliver results through an excellent service and build a relationship for life.

Verifying Your Income

  • Lenders are eager to ensure you can verify your income. Certain lenders will accept applications from company directors, for example, if you have the appropriate paperwork for proof of income.
  • ‘Unearned income’ such as rental income or other types of investment income often needs a specialist lender or arrangements to be found.
  • A complex income often comprises not simply salary and bonus or commission, but other sources too. These may be in the form of dividends, foreign currency earnings, investment monies and trust fund arrangements. This is particularly true of high net worth individuals who often have a portfolio of income and investments. Each of these income sources needs to be identified, divulged, and verified.
  • When verifying employee income, salary, bonuses and commission this is relatively straight forward to confirm. Private and company income may be more problematic, and a third party, such as your accountant may need to be involved. This is especially true when demonstrating your track record of income, or if your earnings are subject to fluctuation.
  • It may be that specialist mortgage lenders, buy to let specialist lenders, specialist mortgage lenders for self employed, or bespoke arrangements need to be put in place. These types of arrangements are often only available to intermediaries such as experienced specialist mortgage brokers.
  • If you have multiple income streams when seeking a mortgage, you are likely to need specialist advice.
  • We specialise in this area, so would encourage you to speak to one of the Team just to see what your options are before progressing too far with an application. This will ensure you get a smooth experience when applying for mortgages with complex income.

How much do mortgages with complex income cost?

  • The structure of your mortgage (repayment, interest-only, or a combination) has a big impact on how much your monthly repayments will be.
  • The other aspect to consider is the type of mortgage product, either a fixed or variable rate, which will help determine the level your monthly payments.

Need advice from your specialist mortgage brokers on mortgages with complex income?

Speak to your specialist mortgage brokers today to find out how much you can borrow and how much your complex income mortgage will cost.


Essential to talk to a complex income mortgage broker

  • Depending on your mortgage goals, it is essential to talk to a mortgage broker that has access to the whole market.
  • Your bank of many years that you know and love, through changes in ‘mortgage affordability’, may not offer you the best terms or loan amount.
  • It makes sense to look over the fence to what else is available and a mortgage advisor is your best and easiest way of doing that.
  • We have access to lenders, products, and underwriters that the general public simply do not.

Your complex income mortgages structure

One of the first things to consider is your repayment vehicle.

Do you want to opt for?

  • a repayment loan?
  • an interest only loan?
  • part & part which is a combination of the two?

What is a Repayment mortgage?

  • You make monthly payments and at the end of the term the loan is repaid.
  • With a repayment mortgage the monthly payments are higher but with less risk.

What is an Interest Only mortgage?

  • You simply pay the interest on the mortgage loan and look to pay off the loan later with say, the sale of property, investments, or bonuses.
  • With an interest-only mortgage the monthly repayments are lower but is assessed as higher risk.

Your mortgage product

You will also need to consider which type of mortgage product is best for you as this determines your monthly payments.

  • Fixed Rate Mortgage. Your repayments are set for 2,5, 10 years.
  • Variable mortgage. This is sometimes cheaper, but the rate can go up or down depending on the market and is often penalty free if you want to remortgage.

Rather than asking how much it will cost, consider how much can you afford.

Your mortgage advisor will then structure your mortgage with appropriate specialist mortgage lenders, buy to let specialist lenders, or specialist mortgage lenders for self employed based on your risk profile.

Speak To An Expert

Our key aims are to fully understand what you are looking to achieve, create a solution tailored to your needs, deliver results through an excellent service and build a relationship for life.

What complex income mortgage rates can I get?

  • The actual mortgage rates you will be offered will be dependent on your personal circumstance and deposit level. Your broker will advise you on requirements.
  • Therefore, think about how much you want to spend each month on your mortgage repayments.
  • We have access to a range of lenders in the market, and we have access to exclusive mortgage rates.

How much deposit do I need for a complex income mortgage?

  • The long answer is that it is dependent on your circumstances: purchase price, income, and property type.
  • The short answer is – about 5%-10%.
  • Lenders purely take a risk-based approach to pricing, meaning from a starting point of a 5% deposit, every additional 5% deposit you put down increases the range of lenders you can choose from and therefore decrease the cost of the loan as you are determined as lower risk.
  • Lenders consider you a low-risk buyer when you put down a 25% deposit or more.
  • The last key figure is a 40% deposit. Once you have a 40% + deposit you get the very cheapest pricing available and very often the exceptionally low rates you see on best buy tables.

We are here to help you with mortgage deals for complex income friendly mortgages and in helping you through the stages of getting a mortgage.

As a top-rated London mortgage broker, we are here to guide you through every step.

  • Your dedicated mortgage broker will provide you with detailed, personalised advice on how much you can borrow and source exclusive mortgage deals.
  • In today’s mortgage market, each borrower is assessed on their individual affordability merits. Once we have talked through your personal circumstances, we will advise you on mortgage rates suitable for you.
  • This means you get the right advice crucial to ensuring you get the right complex income mortgage for your circumstances.

For complex income friendly mortgages

Rose Capital Partners takes the time to understand your mortgage goals to secure the optimal mortgage deals for you.

  • Our mortgage advice is second to none.
  • We will advise you on mortgage rates appropriate for you.
  • Our aim is to maximise your borrowing potential, minimise your monthly payments and work with you throughout the lifecycle of the loan to manage down the mortgage.
  • You are treated as a valued client, not a transaction, and dealt with by an experienced, empathetic person, not an algorithm.
  • We have access to competitive deals and with no affiliation to third parties.
  • We will always act in the best interests of you, our clients, to give you the best mortgage advice possible to achieve the right mortgage for your life’s goals.

Your property may be repossessed if you do not keep up repayments on your mortgage.