How Much Does A £10 Million Mortgage Cost Per Month?
A £10 million mortgage is a substantial financial commitment, so it is important to understand what the monthly repayments could look like before applying.
The cost of a £10 million mortgage will depend on the interest rate, mortgage term, repayment type and the lender’s affordability assessment. As a broad guide, a £10 million repayment mortgage could cost around £52,800 to £58,500 per month over 25 years, based on interest rates between 4% and 5%. On an interest-only basis, the monthly payment would be lower, but the original £10 million balance would still need to be repaid at the end of the mortgage term.
At this level of borrowing, lender choice, income structure, assets, liquidity, repayment strategy and overall financial position can be just as important as the interest rate itself.
At Kerr & Watson, we help clients arrange larger mortgages by reviewing affordability, income structure, deposit size, lender criteria and whether high street, specialist or private bank options may be suitable.
Need Help Understanding The Cost Of A £10 Million Mortgage?
A £10 million mortgage will usually require a much more detailed approach than a standard mortgage application. Lenders may want to understand your income, assets, liabilities, property plans, repayment strategy and overall financial position.
This can be particularly important where income includes bonuses, commission, dividends, retained profits, foreign currency income, investment income, carried interest, trust income, partnership income or self-employed earnings.
At Kerr & Watson, we can assess your circumstances, review the likely lender options and help you understand what may be achievable before you apply.
Example Monthly Repayments On A £10 Million Mortgage
The table below gives an indication of how much a £10 million repayment mortgage could cost each month over different terms and interest rates.
| Interest Rate | 20 Years | 25 Years | 30 Years | 35 Years |
|---|---|---|---|---|
| 4% | £60,598 | £52,783 | £47,742 | £44,278 |
| 4.5% | £63,258 | £55,584 | £50,674 | £47,329 |
| 5% | £65,996 | £58,459 | £53,682 | £50,469 |
| 5.5% | £68,789 | £61,408 | £56,780 | £53,702 |
| 6% | £71,643 | £64,430 | £59,955 | £57,020 |
These figures are for illustration only and assume a capital repayment mortgage.
Your actual monthly payment will depend on the product available at the time, your deposit, lender criteria and your personal circumstances.
How Much Would A £10 Million Interest-Only Mortgage Cost?
An interest-only mortgage is cheaper each month because you are only paying the interest, not reducing the original mortgage balance.
For example, a £10 million interest-only mortgage would cost approximately:
| Interest Rate | Monthly Interest-Only Payment |
|---|---|
| 4% | £33,333 |
| 4.5% | £37,500 |
| 5% | £41,667 |
| 5.5% | £45,833 |
| 6% | £50,000 |
This can make the monthly payment significantly lower than a repayment mortgage, but the full £10 million would still need to be repaid at the end of the term.
For larger mortgages, lenders may look carefully at the repayment strategy. This could include sale of property, downsizing, investments, bonuses, business sale proceeds, pension planning, or other assets, depending on the lender’s criteria.
Use our mortgage calculator on the Kerr & Watson website to input your specific details and get a more personalised estimate.
How Much Deposit Do You Need For A £10 Million Mortgage?
The deposit needed will depend on the property price, lender appetite and loan-to-value available.
For example, if you are borrowing £10 million:
| Deposit Size | Approximate Property Price | Deposit Amount |
|---|---|---|
| 10% Deposit | £11,111,111 | £1,111,111 |
| 15% Deposit | £11,764,706 | £1,764,706 |
| 20% Deposit | £12,500,000 | £2,500,000 |
| 25% Deposit | £13,333,333 | £3,333,333 |
| 40% Deposit | £16,666,667 | £6,666,667 |
A larger deposit can improve lender choice and may give access to more competitive rates. It can also help where affordability is tight, income is complex, the property is higher value or the lender wants to reduce its overall risk.
At this level of borrowing, lenders are likely to be more selective with loan-to-value, particularly if the property is unusual, income is complex, the loan size exceeds standard high street appetite or the case requires bespoke underwriting.
What Salary Do You Need For A £10 Million Mortgage?
The income needed for a £10 million mortgage will depend on the lender’s affordability assessment rather than income alone.
As a rough guide, if a lender used income multiples between 4 and 5 times income, a £10 million mortgage could require household income of around £2 million to £2.5 million. However, this is only a broad illustration, and high-value mortgage cases are not always assessed in such a simple way.
Some lenders may consider wider assets, investment income, bonus history, retained company profits, liquidity, net worth and overall financial strength. Others may take a stricter approach and focus mainly on earned income and committed expenditure.
Lenders will also assess regular commitments, credit cards, loans, school fees, childcare, dependants, pension contributions, existing property costs, investment property commitments and lifestyle expenditure.
This is why two applicants with similar headline incomes may receive very different outcomes.
Is A £10 Million Mortgage A Large Mortgage?
Yes, a £10 million mortgage would usually be considered a large mortgage and will often require a more bespoke approach.
At this level, some high street lenders may not be suitable because of maximum loan sizes, loan-to-value restrictions or standard affordability limits. Other cases may be better suited to specialist lenders or private banks, particularly where the applicant has substantial assets, complex income, foreign currency income, investment income or a more bespoke financial position.
Private banks may be able to take a wider view of the client’s overall wealth, but their lending can be relationship-led and may depend on assets under management, liquidity, income, property type and wider banking requirements.
The key point is that a £10 million mortgage should not be assessed purely by looking at the loan size. The lender will want to understand the full picture.
Find out Your Options
What Affects The Cost Of A £10 Million Mortgage?
The monthly cost of a £10 million mortgage is mainly affected by the interest rate, mortgage term and repayment type, but the lender you qualify for can be just as important.
A lower interest rate will reduce the monthly payment, while a longer mortgage term can make the payment more manageable. However, extending the term usually means paying more interest overall.
A repayment mortgage will reduce the balance over time, whereas an interest-only mortgage keeps the monthly payment lower but leaves the original loan amount to be repaid at the end.
Your deposit can also make a significant difference. A lower loan-to-value can improve lender choice and may help you access more suitable rates. Lenders will also consider your income type, age, credit history, property type, assets, liabilities and overall financial position before deciding what they are prepared to offer.
Other Costs To Consider With A £10 Million Mortgage
The monthly mortgage payment is only one part of the overall cost. You may also need to budget for arrangement fees, valuation fees, legal fees, broker fees, moving costs and stamp duty.
For high-value mortgages, some arrangement fees may be charged as a percentage of the loan rather than a small fixed fee. This can make the cost significant, so it is important to consider the total cost of the mortgage rather than focusing only on the interest rate.
Stamp duty can also be substantial on higher value purchases, particularly if you already own another property or are buying a second home. The exact amount will depend on the purchase price, your buyer status and whether any additional property surcharge applies.
If you are remortgaging rather than buying, stamp duty will not usually apply, but there may still be valuation, legal, arrangement or early repayment charges to consider.
Getting A £10 Million Mortgage With Complex Income
Larger mortgage applications often involve more complex income structures. This may include bonuses, commission, overtime, dividends, retained company profits, self-employed income, investment income, trust income, foreign currency income or income from multiple sources.
Some lenders will use this income more generously than others. For example, one lender may only use a percentage of bonus or commission, while another may take a stronger view if there is a consistent track record. Self-employed applicants may also find that lender choice varies depending on whether income is taken as salary, dividends, net profit or retained profit.
High-net-worth applicants may also have income or assets that do not fit neatly into a standard affordability assessment. This could include investment portfolios, carried interest, trust income, overseas assets, retained company profits, partnership income, business sale proceeds, or income paid in a foreign currency.
This is why a £10 million mortgage should not be assessed purely by looking at one income multiple. The structure, reliability and evidence of the income can be just as important as the amount earned.
Can You Get A £10 Million Interest-Only Mortgage?
A £10 million interest-only mortgage may be possible, but lender criteria will usually be more detailed than for a smaller mortgage.
Lenders will want to understand how the mortgage will be repaid at the end of the term. This could include the sale of the property, sale of another property, investment portfolio, business sale, bonus income, pension planning or other acceptable assets.
Some lenders may allow part repayment and part interest-only, which can provide a balance between reducing the mortgage balance and keeping the monthly payment lower than a full repayment mortgage.
The right structure will depend on your income, assets, age, term, loan-to-value and long-term plans.
Can You Get A £10 Million Mortgage Through A Private Bank?
Potentially, yes. Private banks can sometimes be useful for very large mortgages, particularly where the client’s circumstances are more complex than a standard high street lender would usually consider.
This may include clients with significant assets, complex income, foreign income, investment portfolios, business ownership, trust structures, carried interest, partnership income or irregular earnings.
However, private bank lending is not always automatically cheaper or more suitable. Some private banks may require assets under management, a broader banking relationship or a minimum wealth position. Others may offer more flexible underwriting but at a different cost.
At Kerr & Watson, we can help you understand whether a high street lender, specialist lender or private bank route may be more appropriate.
Frequently Asked Questions About A £10 Million Mortgage
How much does a £10 million mortgage cost per month?
As a broad guide, a £10 million repayment mortgage could cost around £52,783 per month at 4% over 25 years, or around £58,459 per month at 5% over 25 years. The exact figure will depend on the rate, term and repayment type.
How much income do I need for a £10 million mortgage?
Many borrowers may need household income of around £2 million to £2.5 million, depending on lender criteria, income multiple, debts and affordability. However, some high-net-worth cases may be assessed more individually, particularly where assets, liquidity or investment income are relevant.
Can I get a £10 million mortgage on interest-only?
Potentially, yes. Some lenders may consider interest-only for larger mortgages, but they will usually want a credible repayment strategy and may require strong income, a large deposit or suitable assets.
What deposit do I need for a £10 million mortgage?
This depends on the property price and loan-to-value. If £10 million is 80% of the property value, the deposit would be £2.5 million. If it is 60% of the property value, the deposit would be around £6.67 million.
Can self-employed applicants get a £10 million mortgage?
Yes, self-employed applicants may be able to get a £10 million mortgage, but lender choice will depend on income evidence, trading history, accounts, tax calculations, retained profits, business performance and affordability.
Is a £10 million mortgage classed as a large mortgage?
Yes, a £10 million mortgage would usually be considered a large mortgage and may require a bespoke lending approach. Some cases may be suitable for specialist lenders or private banks depending on income, assets, deposit, loan-to-value and overall complexity.
Can bonuses or commission be used for a £10 million mortgage?
Potentially, yes. Some lenders will consider bonus, commission or variable income, although the amount they use can vary. They may look at the track record, consistency, industry, employment history and whether the income is guaranteed or discretionary.
Can I get a £10 million mortgage with foreign currency income?
Potentially, yes, although lender choice may be more limited. Some lenders can consider foreign currency income, but they may apply additional checks, currency haircuts or affordability adjustments.
Do I need a private bank for a £10 million mortgage?
Not always, but private banks may be worth considering at this level of borrowing, especially where the case involves complex income, significant assets, foreign income, trust structures or a more bespoke lending requirement.
Conclusion
A £10 million mortgage can cost tens of thousands of pounds per month, with the exact figure depending on the interest rate, mortgage term and whether the mortgage is arranged on a repayment or interest-only basis.
For many borrowers, the cost is only one part of the assessment. Lenders will also consider income, deposit, credit history, age, existing commitments, property type, assets, liabilities and whether the mortgage remains affordable both now and in the future.
Very large mortgages can be more complex, particularly where income includes bonuses, commission, dividends, retained profits, foreign currency income, investment income, carried interest, partnership income or trust income. The right lender can make a significant difference to both the amount you can borrow and the products available.
At Kerr & Watson, we help clients understand the cost of larger mortgages and compare lenders based on their individual circumstances.
Speak to Kerr & Watson to discuss your £10 million mortgage options.
