This page is for information purposes only and does not constitute regulated mortgage advice.
No fee is charged for the initial consultation.
This is not a personal recommendation. Regulated mortgage advice is provided only after a full assessment of your circumstances. Subject to status and lender criteria.
A 10% deposit mortgage, also known as a 90% LTV mortgage, allows you to borrow 90% of the property value. If you are still exploring all deposit options, our deposit hub covers routes from 1% deposit to standard 5% and 15% products. This deposit level is one of the most widely available entry points into homeownership, with a broad range of lenders offering products at this LTV. It typically provides more options and more competitive rates than a 5% deposit, while requiring less saved than the 15% or 25% thresholds that unlock the lowest rate tiers.
Availability depends on individual circumstances and lender criteria. Rates change regularly. This page is for information only.
Unlike 95% LTV products which may be more restricted, 90% LTV attracts participation from many mainstream lenders including high street banks, building societies, and specialist providers.
90% LTV is mainstream lending. Unlike some 95% LTV products that may rely on government guarantee support, 90% LTV products operate through standard lender risk assessment without scheme requirements.
Rates at 90% LTV are typically lower than at 95% LTV, depending on lender and market conditions, reflecting the additional equity position. The difference depends on the lender, product, and market conditions at the time of application.
Ex-local authority properties, flats above commercial premises, and some non-standard construction types may be accessible at 90% LTV where some lenders restrict at 95% LTV.
Both first-time buyers and home movers can typically access 90% LTV products on broadly similar terms, unlike some 95% LTV products that may be more restricted by buyer type.
Borrowing at 90% LTV typically follows standard income multiples with no maximum property price caps, unlike some higher-LTV government-backed schemes.
For first-time buyers, a 10% deposit typically represents a significant saving milestone and opens access to a much wider range of lenders and products than a 5% deposit. Most high street banks and building societies participate at this level with standard product ranges.
First-time buyers at 10% deposit may also benefit from stamp duty relief depending on the property price and location. The absence of scheme requirements at 90% LTV means the buying process is often more straightforward than with government-backed 95% products.
Whether a 10% deposit is enough for your circumstances depends on the property you are buying, your income, credit history, and the lender's assessment. Availability depends on individual circumstances and lender criteria.
Home movers using equity from an existing sale can often reach a 10% deposit on a next property, sometimes without needing additional savings. The equity position from selling may provide a natural path to the 90% LTV tier.
Most lenders treat home movers and first-time buyers similarly at 90% LTV in terms of rates and product availability. Home movers with a strong payment record on their current mortgage may find this works in their favour during the lender's assessment.
If the sale proceeds leave you with less than 10%, or if your next property is significantly more expensive, other deposit options may be worth considering alongside the 90% LTV route.
Have you reached the 10% milestone? We can provide regulated mortgage advice on 90% LTV options following a full assessment of your circumstances.
Speak to an adviser| Factor | 5% deposit (95% LTV) | 10% deposit (90% LTV) | 15% deposit (85% LTV) |
|---|---|---|---|
| Lender choice | Narrower: some scheme dependency | Broad: mainstream standard lending | Wide: most lenders participate |
| Rates vs 10% | Typically higher | Midpoint rate tier | Typically lower |
| Scheme required | Sometimes (gov-backed products) | Not typically required | Not required |
| Ex-local authority | Often restricted | More widely accepted | Generally accepted |
| Property price cap | May apply (gov schemes) | Typically no cap | No cap |
| Income multiple | Standard (may be lower on some schemes) | Standard | Standard |
Ready to explore 10% deposit mortgage options? We can provide regulated mortgage advice on 90% LTV products following a full assessment of your circumstances. There is no obligation to proceed following the initial consultation.
Speak to an adviserThis page is for information only and is not a personal recommendation. We can provide regulated mortgage advice on 90% LTV options only after a full assessment of your circumstances. There is no obligation to proceed following the initial consultation.
Speak to an adviserWho this information is intended for: Home buyers considering a 10% deposit mortgage, including first-time buyers who have reached the 10% saving milestone and home movers using equity from a sale.
This information may be less suitable where: you have a significantly larger deposit available and are looking to compare higher deposit tiers; you have adverse credit that may affect 90% LTV eligibility; or you are considering a buy-to-let mortgage, which operates under different LTV criteria.
Foreseeable harm: Taking on a large mortgage at 90% LTV at the maximum of what you can afford leaves less margin for changes in income, interest rates, or personal circumstances. Affordability should be assessed carefully and stress-tested against potential rate increases. You should consider whether this level of borrowing is sustainable both now and in the future. You should ensure you have contingency for unexpected changes such as interest rate increases or changes in income.
Support: If you need additional support or would prefer information presented differently, please contact us. Free independent guidance is available from MoneyHelper (www.moneyhelper.org.uk).
Customer reviews reflect individual experiences and may not be representative of all clients. They do not indicate future performance or success. Reviews are collected via third-party platforms which we do not control, and we do not offer incentives for reviews. Reviews are not verified by the Financial Conduct Authority.
The following are purely illustrative hypothetical examples for explanation only. They are not representative of typical outcomes. Actual mortgage availability, rates, and costs depend entirely on individual circumstances, credit history, and lender criteria.
A 31-year-old in stable employment who has saved a 10% deposit on a target property. Good credit history and consistent employment record. Weighing up whether to proceed now or continue saving.
A comparison of 90% LTV products across lenders. Income and affordability assessed. Products from across the market reviewed to identify suitable products for the applicant's income type and property choice.
In this scenario, a lender may have offered a 90% LTV product following a full affordability assessment. Individual circumstances, credit history, and lender criteria at the time would significantly affect actual outcomes.
A home mover in their mid-thirties selling their first property. Equity from the sale, after agent fees and early repayment charges, amounts to approximately 10% of the next property's purchase price.
Products from across the market compared for home mover options. Affordability assessed on the applicant's income. Good payment history on the existing mortgage noted. Products compared across available lenders.
In this scenario, a 90% LTV home mover product may have been available following a full affordability assessment. Individual circumstances and lender criteria at the time would significantly affect actual outcomes.
A 90% LTV mortgage means you borrow 90% of the property value, providing the remaining 10% as a deposit. This is known as a 10% deposit mortgage. It is one of the most widely available mortgage tiers, with many mainstream lenders offering products at this LTV without requiring special government schemes. Rates at 90% LTV are typically lower than at 95% LTV, depending on lender pricing and market conditions, and availability is generally broader.
Rates at 90% LTV are typically lower than at 95% LTV, depending on lender and market conditions, though the size of the difference varies between lenders and market conditions. The extent of any saving depends on the specific products available at the time of your application. Comparing quotes from multiple lenders across both tiers at the time you are ready to apply is the most reliable way to assess the actual difference for your circumstances.
At 90% LTV, lenders have more security than at 95% LTV, and some lenders may consider applicants with resolved historic adverse credit. The wider range of lenders available at this level means there are more options to consider than at higher LTV tiers. However, recent adverse credit, CCJs, or defaults will still affect eligibility significantly. The specific requirements depend on the individual lender and the nature and timing of the credit issues.
A 15% deposit (85% LTV) may offer marginally better rates than 10%, but the difference varies. The more meaningful rate step tends to be from 75% LTV (25% deposit) downwards. Whether waiting to save an extra 5% is worthwhile depends on how long that would take, what your rental costs are in the meantime, and how property prices are moving in your area. In many cases the cost of waiting outweighs the rate saving. A full comparison of your specific scenario is needed to make an informed decision.
Many lenders will consider ex-local authority properties at 90% LTV where they may not do so at 95% LTV. The specific lender criteria depend on the property type, construction, and individual factors such as the proportion of the building still in local authority ownership. Some ex-council high-rise flats may face additional restrictions. Whether a specific property is acceptable at 90% LTV depends on the lender's current criteria and the property itself.
Yes. Gifted deposits are commonly accepted at 90% LTV, whether as the full deposit or combined with personal savings. The gift requires a formal gifted deposit letter confirming no repayment expectation, along with source of funds evidence from the giver. Many lenders view a combination of personal savings and a gift positively. Whether your specific gifted deposit is accepted depends on the lender's individual criteria and the documentation provided.
The most common remortgage point is when your initial fixed rate period ends. Remortgaging before the end of a fixed term may trigger early repayment charges. As you make mortgage payments and if property values increase, your LTV improves, which may open access to more competitive rate tiers when you remortgage. Maintaining a clean payment record throughout your initial mortgage term supports future remortgage options. The specific timing and options depend on your circumstances and market conditions at the time.
We can provide regulated mortgage advice on 90% LTV options following a full assessment of your circumstances. There is no obligation to proceed following the initial consultation.
Speak to an adviserWoodhall Mortgages is authorised and regulated by the Financial Conduct Authority (Firm Reference Number 762513). You can verify this on the Financial Services Register.
We consider mortgages from across the market and are not restricted to a panel of lenders. However, not all lenders are available through intermediaries, and availability will depend on your individual circumstances and lender criteria. We will provide a personalised recommendation only after a full assessment of your circumstances.
The total cost of a mortgage will depend on the amount borrowed, interest rate, fees and term.
This page constitutes a financial promotion and is intended for UK consumers. Your home may be repossessed if you do not keep up repayments on your mortgage. This page is for information purposes only and does not constitute regulated mortgage advice or a personal recommendation. Regulated advice is provided only after a full assessment of your circumstances. Last reviewed: April 2026.
Buying a home or reviewing your mortgage can feel complicated, but it doesn’t have to be. A quick conversation can give you clarity on your options, your budget, and the next realistic steps. There is no obligation and no pressure, just straightforward guidance tailored to you. Complete the short form below and we will be in touch to help you move forward with confidence.
