--- title: "Holiday Let Mortgages Best Rates — UK Lender Guide | First Rung Now" description: "UK holiday let mortgages: which lenders compete for the sharpest rates, indicative pricing at each LTV, deposit and income rules, and how to qualify." lang: en-GB json-ld: | [ { "@context": "https://schema.org", "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com", "logo": { "@type": "ImageObject", "url": "https://firstrungnow.com/logo-512.png", "width": 512, "height": 512 }, "description": "Independent UK mortgage education and broker matching service.", "address": { "@type": "PostalAddress", "addressCountry": "GB" } }, { "@context": "https://schema.org", "@type": "WebSite", "name": "First Rung Now", "url": "https://firstrungnow.com" }, { "@context": "https://schema.org", "@type": "Article", "headline": "Holiday Let Mortgages — Best Rates", "description": "UK holiday let mortgages: which lenders compete for the sharpest rates, indicative pricing at each LTV, deposit and income rules, and how to qualify.", "author": { "@type": "Organization", "name": "First Rung Now" }, "publisher": { "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com" }, "mainEntityOfPage": "https://firstrungnow.com/holiday-let-mortgages-best-rates", "datePublished": "2026-06-15", "dateModified": "2026-06-15", "inLanguage": "en-GB" }, { "@context": "https://schema.org", "@type": "BreadcrumbList", "itemListElement": [ { "@type": "ListItem", "position": 1, "name": "Home", "item": "https://firstrungnow.com/" }, { "@type": "ListItem", "position": 2, "name": "Buy To Let", "item": "https://firstrungnow.com/buy-to-let" }, { "@type": "ListItem", "position": 3, "name": "Holiday Let Mortgages", "item": "https://firstrungnow.com/holiday-let-mortgages-best-rates" } ] }, { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "What's the best holiday let mortgage rate available in the UK?", "acceptedAnswer": { "@type": "Answer", "text": "At the time of writing, the sharpest 5-year fixed holiday let rates sit around 5.39–5.79% at 65–70% LTV, from lenders such as Cumberland, Leeds BS, Hodge, Furness BS and Suffolk BS. Pricing rises by roughly 0.4–0.8% at higher LTV." } }, { "@type": "Question", "name": "Which UK lenders offer holiday let mortgages?", "acceptedAnswer": { "@type": "Answer", "text": "Specialist names include Cumberland Building Society, Hodge, Leeds BS, Furness BS, Suffolk BS, Principality, Harpenden BS, Tipton & Coseley, Bath BS and Monmouthshire BS. None of the big high-street banks offer dedicated holiday let products." } }, { "@type": "Question", "name": "How much deposit do I need for a holiday let?", "acceptedAnswer": { "@type": "Answer", "text": "Typically 25–35%. Most lenders cap at 75% LTV; a few stretch to 80% on strong cases. Larger deposits unlock the sharpest rates and the widest lender choice." } }, { "@type": "Question", "name": "How do lenders assess holiday let income?", "acceptedAnswer": { "@type": "Answer", "text": "Most use a projected rental income from a holiday letting agent's letter covering low, mid and high season, blended into an annual figure. Some lenders also accept AirDNA or comparable data analytics platforms. The annual figure must usually cover 125–145% of the mortgage interest at a stressed rate of 5.5–7%." } }, { "@type": "Question", "name": "Can I live in my holiday let?", "acceptedAnswer": { "@type": "Answer", "text": "Most lenders allow limited personal use — often 90 days a year. Some impose stricter limits. You cannot use a holiday let mortgage to fund a property you live in for more than a few weeks a year." } }, { "@type": "Question", "name": "Is a holiday let mortgage more expensive than a buy to let?", "acceptedAnswer": { "@type": "Answer", "text": "Yes, typically by 0.3–0.8%. Lenders see holiday lets as higher risk due to seasonal income volatility and the property's reliance on tourism demand." } }, { "@type": "Question", "name": "What happened to the FHL tax regime in 2025?", "acceptedAnswer": { "@type": "Answer", "text": "The Furnished Holiday Let tax regime was abolished from April 2025, removing the preferential tax treatment that distinguished holiday lets from standard buy to lets. This affects mortgage interest relief, capital gains tax reliefs, and the ability to treat income as earnings for pension purposes. Existing owners should take specialist tax advice urgently." } } ] } ] --- [Skip to content](#main) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [![First Rung Now](/assets/logo-mark-CNo3p3DP.png) First Rung Now UK Mortgage Guides ](/) - Mortgages - Remortgages - Buy To Let - Bad Credit - Calculators - Guides - [Find a Broker](/find-a-mortgage-broker) - [About](/about) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [Speak to a Vetted Broker](/find-a-mortgage-broker) 1. [Home](/) 2. [Buy To Let](/buy-to-let) 3. Holiday Let Mortgages UK Mortgage Guide # Holiday Let Mortgages: Best Rates in the UK The UK holiday let mortgage market is small, specialist, and dominated by regional building societies that genuinely understand seasonal income patterns. Rates are higher than residential or standard buy-to-let pricing, but the spread has narrowed significantly as the staycation market has matured. Finding the right lender matters far more than chasing the headline rate — especially with FHL tax rules having changed materially in 2025. First Rung Now Editorial Updated 15 June 2026 7 min read On this page 1. [Key takeaways](#key-takeaways) 2. [Who lends on holiday lets in the UK](#who-lends-on-holiday-lets-in-the-uk) 3. [Indicative 2026 holiday let rates](#indicative-2026-holiday-let-rates) 4. [How holiday let income is assessed](#how-holiday-let-income-is-assessed) 5. [AirDNA and data-driven income assessment](#airdna-and-data-driven-income-assessment) 6. [FHL tax rules: what changed in April 2025](#fhl-tax-rules-what-changed-in-april-2025) 7. [Location, property restrictions and lender concentration limits](#location-property-restrictions-and-lender-concentration-limits) 8. [Tax, ownership structure and the limited company question](#tax-ownership-structure-and-the-limited-company-question) 9. [Pros](#pros) 10. [Cons](#cons) 11. [Speak with a vetted mortgage broker about holiday let mortgages](#speak-with-a-vetted-mortgage-broker-about-holiday-let-mortgages) 12. [How to access the best rates](#how-to-access-the-best-rates) 13. [Frequently asked questions](#frequently-asked-questions) 14. [What's the best holiday let mortgage rate available in the UK?](#whats-the-best-holiday-let-mortgage-rate-available-in-the-uk) 15. [Which UK lenders offer holiday let mortgages?](#which-uk-lenders-offer-holiday-let-mortgages) 16. [How much deposit do I need for a holiday let?](#how-much-deposit-do-i-need-for-a-holiday-let) 17. [How do lenders assess holiday let income?](#how-do-lenders-assess-holiday-let-income) 18. [Can I live in my holiday let?](#can-i-live-in-my-holiday-let) 19. [Is a holiday let mortgage more expensive than a buy to let?](#is-a-holiday-let-mortgage-more-expensive-than-a-buy-to-let) 20. [What happened to the FHL tax regime in 2025?](#what-happened-to-the-fhl-tax-regime-in-2025) 21. [Related guides](#related-guides) 22. [Buy To Let Hub](#buy-to-let-hub) 23. [Best HMO Mortgage Lenders](#best-hmo-mortgage-lenders) 24. [BTL Interest Only Calculator](#btl-interest-only-calculator) ### Buy-to-let — related reads Landlord mortgages, HMOs, holiday lets and SPVs. - [Best HMO mortgage lenders Who actually competes for HMO mortgages in the UK right now. ](/best-hmo-mortgage-lenders) - [BTL houses in Sheffield Financing BTL houses across Sheffield postcodes, yields and HMO rules. ](/buy-to-let-houses-sheffield-mortgage) - [Limited company BTL misconceptions The truth about Section 24, SPVs and personal-name landlords in 2026. ](/landlord-misconceptions-limited-company-btl) - [Let-to-buy providers Which UK lenders handle let-to-buy and how the two-mortgage structure fits together. ](/let-to-buy-mortgage-providers) - [Buying a second property to rent out Deposit, BTL mortgage, stamp duty and yield expectations for first-time landlords. ](/buying-a-second-property-to-rent-out) Explore the hubs [Mortgages explained](/mortgages)[Remortgages](/remortgages)[Buy-to-let mortgages](/buy-to-let)[Bad credit mortgages](/bad-credit-mortgages)[Mortgage calculators](/mortgage-calculators)[All mortgage guides](/mortgage-guides)[Find a mortgage broker](/find-a-mortgage-broker) ## Key takeaways - Best 5-year fixed holiday let rates sit around 5.39–5.79% at 65–70% LTV in 2026. - Lender panel dominated by regional building societies — not the high street. - FHL tax regime abolished April 2025 — holiday lets now taxed like standard BTL. - Income assessed via a letting agent's seasonal projection or data platforms like AirDNA. - Personal use typically capped at 90 nights; lender panel for limited companies is narrow. ## Who lends on holiday lets in the UK Want a vetted broker to help with Who lends on holiday lets in the UK? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) Holiday let lending occupies a clearly defined niche between standard buy-to-let and commercial property finance, and it's a niche the big high-street banks have chosen not to enter. Barclays, HSBC, NatWest, Santander and Lloyds have no dedicated holiday let products. The active lender list in 2026 is built almost entirely from regional building societies and a handful of specialist challenger lenders that have constructed bespoke underwriting models capable of assessing seasonal, short-term rental income properly. The principal names in the market are Cumberland Building Society, Hodge Bank, Leeds Building Society, Furness Building Society, Suffolk Building Society, Principality Building Society, Harpenden Building Society, Bath Building Society, Tipton & Coseley Building Society and Monmouthshire Building Society. Each has its own quirks — geographic restrictions, income minimums, attitude to short-let platforms, views on leasehold versus freehold — and those differences matter as much as the headline rate when placing a case. Cumberland Building Society is widely regarded as one of the most experienced holiday let lenders in the country, with a particular concentration in the Lake District and Cumbria but a broader reach than its postcode origins suggest. Hodge Bank brings a more flexible approach to older borrowers and those with mixed income profiles. Leeds Building Society has built a strong product range at competitive rates, particularly at 65–70% LTV. Furness BS tends to be more pragmatic on location, lending in coastal and rural areas that other lenders approach with caution. Suffolk BS has developed a reputation for handling unusual property types that other panel members decline. Knowing which lender suits your specific case is the first job of a good holiday let broker. ## Indicative 2026 holiday let rates Buy-to-let · keep reading - [Best HMO mortgage lenders Who actually competes for HMO mortgages in the UK right now. ](/best-hmo-mortgage-lenders) - [BTL houses in Sheffield Financing BTL houses across Sheffield postcodes, yields and HMO rules. ](/buy-to-let-houses-sheffield-mortgage) Browse the full hub: [Buy-to-let mortgages](/buy-to-let) Want a vetted broker to help with Indicative 2026 holiday let rates? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) At the time of writing, typical 5-year fixed pricing across the active lender panel looks approximately like this: - **65% LTV:** 5.39–5.69% - **70% LTV:** 5.59–5.89% - **75% LTV:** 5.89–6.39% Two-year fixes sit roughly 0.2–0.4% above their 5-year equivalents on holiday let products — the opposite of the residential market, where 5-year fixes attract a premium for the certainty. On holiday lets, lenders prefer the relative certainty of a borrower locked in for five years and price accordingly. Arrangement fees range from £999 flat to 1.5% of the loan, with most products clustering around £1,495–£1,995. On a £200,000 loan, the difference between a £999 fee and a 1.5% fee is £2,001 — worth calculating on a true-cost-of-credit basis before fixating on the pay rate. ## How holiday let income is assessed Want a vetted broker to help with How holiday let income is assessed? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) This is the single area where holiday let underwriting diverges most sharply from standard buy to let. A standard BTL lender looks at the annual AST rent — a fixed, predictable figure — and runs it through an ICR stress test. A holiday let lender has to model something far less linear: seasonal peaks, off-season troughs, school holiday spikes, the local tourism ecosystem, and the individual property's competitive positioning within it. Most lenders require a formal projection letter from an accredited holiday letting agent — Sykes Cottages, Hoseasons, Sally's Cottages, Finest Retreats, or a recognised local specialist with a track record in the area. The letter should break down projected weekly income across three seasonal bands: - **Low season** — typically November through March, excluding Christmas and New Year week. - **Mid season** — April, May, June, September, October. - **High season** — July, August, all school half-term weeks, bank holiday weekends, and Christmas/New Year. The agent multiplies projected nightly or weekly rates by a realistic occupancy assumption at each season level, producing an annual gross income figure. That figure then needs to pass the lender's ICR test — typically 125–145% coverage of the stressed monthly interest payment. Because the income is seasonal rather than uniform, a property that appears marginal on headline annual figures might actually be extremely robust in peak months — and vice versa. ## AirDNA and data-driven income assessment Buy-to-let · keep reading - [Limited company BTL misconceptions The truth about Section 24, SPVs and personal-name landlords in 2026. ](/landlord-misconceptions-limited-company-btl) - [Let-to-buy providers Which UK lenders handle let-to-buy and how the two-mortgage structure fits together. ](/let-to-buy-mortgage-providers) Browse the full hub: [Buy-to-let mortgages](/buy-to-let) Want a vetted broker to help with AirDNA and data-driven income assessment? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) A growing number of lenders and brokers have begun supplementing or cross-referencing letting agent projections with third-party data analytics platforms, most notably AirDNA. AirDNA aggregates real booking data from Airbnb and Vrbo for individual postcodes and property types, producing market-level averages for occupancy rates, average daily rates (ADR) and revenue per available night (RevPAN) at granular geographic resolution. This matters because a letting agent's projection letter can be optimistic — agents are, after all, pitching for your management contract as well as providing data for your mortgage application. An AirDNA market report anchors projections to verified comparable performance data. For a property in a competitive coastal market — say, a two-bedroom in Padstow, Whitby or Tenby — AirDNA might show that comparable properties achieve 68% annual occupancy at £145 average daily rate, generating around £36,000 gross annually. If the agent's projection is in line with that, the application carries more evidential weight. If it's materially above, underwriters will probe. Some specialist holiday let brokers now routinely run AirDNA reports as part of case preparation, presenting them alongside the agent letter to demonstrate that projections are grounded in market reality. Lenders that are comfortable with this approach include Hodge and certain private bank lenders. It's not yet universal, but it's a growing part of sophisticated holiday let case preparation. ## FHL tax rules: what changed in April 2025 Want a vetted broker to help with FHL tax rules: what changed in April 2025? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) The Furnished Holiday Lettings tax regime was formally abolished from 6 April 2025, following its announcement in the 2024 Autumn Budget. This is the most significant tax change to affect the UK short-let property market in over a decade, and its implications for existing and prospective holiday let owners are material. Under the old FHL regime, a property that met HMRC's qualifying conditions — available to let for 210 days per year, actually let for 105 days, and not occupied by the same person for more than 31 days in any period — received a suite of preferential tax treatments unavailable to standard buy to let landlords. These included full mortgage interest deductibility (not restricted by Section 24), the ability to treat FHL income as relevant earnings for pension contribution purposes, eligibility for capital gains tax reliefs including Business Asset Disposal Relief (formerly Entrepreneurs' Relief), Business Asset Rollover Relief, and Gift Hold-Over Relief. From April 2025, all of that preferential treatment is gone. Holiday let income is now taxed in the same way as standard residential buy to let income. Mortgage interest is subject to the same Section 24 restriction (basic-rate credit only for personal-name owners). CGT reliefs available to trading businesses no longer apply. FHL income is no longer relevant earnings for pension purposes. For higher-rate taxpayers holding holiday lets in personal names, this dramatically changes the after-tax return calculation — and for some, makes the investment materially less attractive than it was eighteen months ago. From a lending perspective, lenders haven't changed their criteria as a direct result of the FHL abolition — they're assessing rental income, not tax treatment. But the impact on borrower appetite and the economics of new purchases has been noticeable. Landlords considering new acquisitions should take specialist tax advice before proceeding and should factor in the new post-FHL net return in any investment analysis. Existing owners should similarly review their structure — for some, holding via a limited company may now be more attractive, though the transactional cost of transfer is a significant barrier. ## Location, property restrictions and lender concentration limits Buy-to-let · keep reading - [Buying a second property to rent out Deposit, BTL mortgage, stamp duty and yield expectations for first-time landlords. ](/buying-a-second-property-to-rent-out) - [85% LTV BTL mortgages Specialist BTL lenders at 85% LTV, rates and rental coverage. ](/85-loan-to-value-buy-to-let-mortgages) Browse the full hub: [Buy-to-let mortgages](/buy-to-let) Want a vetted broker to help with Location, property restrictions and lender concentration limits? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) Most holiday let lenders impose geographic concentration limits — they won't lend on more than a certain proportion of their book in any one postcode or tourist area. If Cumberland Building Society has already lent heavily in a particular Lake District village, a new application for a property on the same street may be declined simply on concentration grounds, regardless of the individual property's merits. This is not always disclosed upfront, and it's another reason specialist broker knowledge is valuable — they'll know which lenders have capacity in which locations. Property types that attract resistance include studio flats (insufficient appeal for family holiday lettings), properties in blocks above commercial premises, timber-framed holiday lodges on park sites (which most lenders treat as leasehold caravans rather than freehold dwellings), and properties with restricted covenants limiting occupancy. A traditional stone cottage, a converted barn, a detached house in an established tourism area — these are the archetypes lenders prefer. Unusual constructions or non-standard builds should be flagged to a broker before any application is submitted. ## Tax, ownership structure and the limited company question Want a vetted broker to help with Tax, ownership structure and the limited company question? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) The FHL abolition has sharpened the limited company question considerably. Prior to April 2025, a personal-name holiday let owner with full mortgage interest deductibility and access to CGT business reliefs had relatively little incentive to incorporate — the tax advantages of a company were partially offset by FHL's favourable personal treatment. Post-abolition, holiday lets in personal names are treated the same as any other BTL, and the company-versus-personal calculation now broadly mirrors standard BTL analysis. For higher-rate taxpayers with multiple holiday lets generating significant net income, a limited company SPV may well be more tax-efficient on an ongoing basis. The limited company panel for holiday let lending is narrower than the personal-name panel — Cumberland Building Society, Hodge Bank and Suffolk Building Society are the most active names. Pricing in a limited company is typically 0.3–0.5% above personal-name equivalents, and the accountancy overhead is an additional cost that must be absorbed against the corporation tax saving. ### Pros - Gross yields often higher than standard BTL — 8–14% in peak tourism locations. - Personal use up to 90 nights per year permitted by most lenders. - Strong staycation demand has driven lender competition and improved rate availability. - Capital appreciation in desirable coastal and rural markets can be significant. - Flexibility to sell as a second home rather than a tenanted property if you exit. ### Cons - Rates 0.3–0.8% above standard BTL pricing. - Income is seasonal, weather-dependent and subject to booking volatility. - Higher operating costs: cleaning, linen, utilities, management fees and breakages. - FHL tax regime abolished April 2025 — loss of mortgage interest deductibility, CGT reliefs. - Lender panel is narrow — under 15 active providers with meaningful concentration limits. Vetted UK Broker Match ### Speak with a vetted mortgage broker about holiday let mortgages Free, no-obligation introduction to an FCA-regulated adviser with experience in your specific scenario. We've done the due diligence so you don't have to. - FCA-regulated only - Typical reply in 1 working day - No upfront fees [Match me with a broker](/find-a-mortgage-broker) ## How to access the best rates Buy-to-let · keep reading - [HMO mortgage rates UK 2026 HMO mortgage pricing by lender, LTV and licensing status. ](/hmo-mortgage-rates-uk) - [80% LTV BTL mortgages Mainstream-edge 80% BTL lenders, rates and ICR maths. ](/80-ltv-buy-to-let-mortgages) Browse the full hub: [Buy-to-let mortgages](/buy-to-let) Want a vetted broker to help with How to access the best rates? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 1. Commission a letting agent's seasonal income projection before approaching any lender — it's a non-negotiable underwriting requirement. 2. Run an AirDNA comparable analysis to cross-reference the projection and strengthen your application. 3. Take specialist tax advice on personal versus limited company ownership, given the post-FHL landscape. 4. Aim for 30–35% deposit to access the sharpest lender pricing and the widest panel. 5. Speak to a broker who actively places holiday let cases — comparison sites and high-street advisers don't have access to this market. 6. Be ready to evidence personal income separately; most lenders want £25,000–40,000 minimum employment or pension income alongside the holiday let projection. Your property may be repossessed if you do not keep up repayments on a mortgage. This guide is for general information only and does not constitute regulated financial or tax advice. We are not FCA authorised advisers. Tax rules referenced are correct as understood at the time of writing but may change — always consult a qualified tax adviser before making investment decisions. ## Frequently asked questions ### What's the best holiday let mortgage rate available in the UK? ### Which UK lenders offer holiday let mortgages? ### How much deposit do I need for a holiday let? ### How do lenders assess holiday let income? ### Can I live in my holiday let? ### Is a holiday let mortgage more expensive than a buy to let? ### What happened to the FHL tax regime in 2025? ## Related guides [ ### Buy To Let Hub SPV vs personal name, ICR, portfolio rules. Read guide ](/buy-to-let)[ ### Best HMO Mortgage Lenders Who lends on HMOs in the UK. Read guide ](/best-hmo-mortgage-lenders)[ ### BTL Interest Only Calculator Model rental coverage at different rates. Read guide ](/buy-to-let-interest-only-calculator) First Rung Now Independent UK mortgage education and broker matching. 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