Sometimes, but usually only when the lender has enough additional security or another credible way to reduce its risk. No cash deposit does not mean no equity, no costs or automatic approval.
A 100% commercial mortgage normally needs more security than the property being bought
A lender may consider funding the full purchase price when it can also take security over another suitable property, or when the overall transaction contains enough verified equity. The business still needs to afford the borrowing, the property must be acceptable security and the applicant normally needs cash for tax, valuation, legal work and lender fees.
“100% commercial mortgage” can describe three different funding gaps
These requests do not carry the same risk. A broker needs to understand what the 100% relates to before discussing a realistic lender route.
100% of the agreed price
You want to buy without contributing a cash deposit. The lender may still need enough equity across the property being bought and any additional security.
100% loan-to-value
The proposed loan equals the accepted security value. This leaves the lender with no valuation cushion and is materially different from funding the full price using more than one property.
100% of price and costs
You also need finance for tax, fees, refurbishment, equipment or working capital. These costs may require a separate source because a mortgage is primarily secured against property.
Four routes may reduce or replace the cash deposit
Availability is case-specific. The useful question is not simply “who offers 100%?”, but what security, income and cash position make the whole transaction acceptable.
Additional property security
The lender takes a legal charge over another property as well as the property being purchased. The second property needs enough usable equity, acceptable ownership and suitable marketability. Any existing lender may need to consent.
Equity release used as the deposit
A separate remortgage or further advance releases cash from another property. This can make the purchase mortgage look conventional, but it creates two debts and both repayment positions must remain affordable.
Vendor support or deferred consideration
A seller may agree to defer part of the price. The mortgage lender must approve the arrangement, its repayment priority and any security. Vendor finance is not automatically treated as the buyer’s deposit.
Blended or staged finance
A commercial mortgage may be combined with business funding, refurbishment finance or a later refinance. The structure needs a credible purpose, documented costs and an evidence-based exit rather than a hope that value will rise.
Published lender criteria show why structure matters. For example, Yorkshire Building Society’s current owner-occupier criteria publish a maximum loan-to-value rather than a universal no-deposit product, while Atom bank’s commercial criteria refer to total security valuation and wider underwriting. These are examples, not guarantees that either lender will accept a particular case.
How could a £500,000 purchase be funded without a cash deposit?
Assume the commercial property costs £500,000. The applicant also owns another acceptable property worth £300,000 with an existing £75,000 mortgage. This simplified example illustrates combined security; it is not a lending calculation or offer.
Total property value
£500,000 purchase property plus £300,000 additional property, subject to both valuations.
Total secured debt
£500,000 new mortgage plus the existing £75,000 debt, before fees or other secured borrowing.
Illustrative combined leverage
£575,000 divided by £800,000. Lenders may calculate exposure differently and consider charge priority.
Although the applicant contributes no cash deposit to the purchase price, the lender still has an equity cushion across two properties. The lender must decide whether both assets, both ownership positions, the existing charge and the business affordability are acceptable. The applicant also needs separate funds for transaction costs and reserves.
No cash deposit does not mean a cost-free purchase
A credible application shows how every purchase and operating cost will be met without leaving the business undercapitalised.
For non-residential property in England and Northern Ireland, check the current rules on GOV.UK’s non-residential SDLT page. Scotland and Wales use different property transaction taxes.
What lenders assess in a 100% commercial mortgage case
A well-prepared enquiry gives the broker enough information to calculate the real combined position before valuation fees are committed.
How to test a no-deposit commercial mortgage enquiry
The aim is to establish the real security and affordability position before making a weak application or paying avoidable third-party fees.
Define the funding gap
Separate the purchase price, tax, fees, works, equipment and working-capital requirement.
Map every security
List ownership, estimated value, existing debt, charge position and any consent needed.
Test affordability
Review trading profit or rent, stressed repayments, other commitments and cash reserves.
Compare safer routes
Consider a smaller deposit, different property, staged purchase or more conventional leverage.
Ask Count Ready to review a 100% commercial mortgage enquiry
Complete the applicant, contact, employment, income, credit, transaction, property, timing and protection questions shown in the form. In the “For mortgage requirements (Optional)” box, add the loan required, purchase costs, available cash, business or rental income and any additional property security, including ownership, estimated value and existing mortgage. We will sense-check whether a no-deposit structure or a lower-risk alternative is worth exploring. Do not send passwords or original identity documents through this form.
Current reference points for a no-deposit commercial mortgage enquiry
Published criteria are useful reference points, but they are not promises that a lender will accept a particular borrower, property or security structure.
- Yorkshire Building Society owner-occupier mortgages publishes lending up to 75% loan to value, illustrating why a request for the full purchase price normally needs a different or additional-security structure.
- Atom bank commercial lending criteria publishes its current security valuation, loan-to-value and underwriting requirements.
- RICS Red Book valuation standards links to the Global Standards and UK National Supplement used for UK secured-lending valuation work.
- GOV.UK non-residential and mixed-property SDLT guidance explains the current England and Northern Ireland tax bands and lease calculations. Scotland and Wales use different property transaction taxes.
- FCA Firm Checker and Financial Services Register guidance explains how to check a financial-services firm and the permissions shown for regulated activities.
Source status: The YBS and Atom pages are lender-specific current examples; Atom labels its criteria page for commercial intermediaries only. They do not show that the same LTV or additional-security treatment will be available in another case.
Source limitation: lender criteria, valuation instructions, tax rules and regulatory treatment can change and may depend on the property, purpose and borrower. Confirm the position that applies before committing to costs. Last reviewed: 22 July 2026. All five linked sources were checked on this date.
100% commercial mortgage questions
Clear answers about no-deposit requests, additional security, costs and lender assessment.
Can you get a 100% commercial mortgage in the UK?
Potentially, but it is not a standard route. A lender will usually need additional property security or another structure that creates enough overall equity. The borrower, business income, property and cash reserves must also meet the lender’s criteria.
Can I get a commercial mortgage with no cash deposit?
Possibly, if sufficient equity is available in another acceptable property or through a lender-approved structure. You will normally still need cash for tax, valuation, legal work, lender fees and a sensible post-completion reserve.
What can be used as additional security for a commercial mortgage?
A lender may consider another commercial, semi-commercial or residential property, subject to ownership, value, existing mortgages, marketability and consent from any current lender. Policies differ and not every property is acceptable.
Does a below-market purchase remove the need for a deposit?
Not automatically. Commercial lenders commonly consider the lower of the purchase price and accepted valuation, and they may not treat an apparent discount as cash equity. The valuer and lender must accept the transaction and security position.
Can a start-up get a 100% commercial mortgage?
It is difficult because both leverage and trading uncertainty are high. A strong business plan, relevant experience, additional security, credible projections and adequate reserves may help, but lender choice is likely to be narrower.
Can I borrow the deposit for a commercial mortgage?
Sometimes, but the mortgage lender must know about the borrowing and include its repayments in the affordability assessment. An undisclosed loan is not acceptable. Borrowing the deposit can also increase total leverage and weaken the case.
Will a personal guarantee replace the deposit?
Usually not. A personal guarantee supports the borrower’s obligations but does not create property equity or cash. A lender may request a guarantee as well as a deposit or additional security.
What information is needed for a 100% commercial mortgage review?
Provide the purchase details, intended use, loan and total cost requirement, accounts or rental evidence, available cash, credit background and full details of additional property security, including ownership, value and existing mortgages.
Useful guides for planning the purchase
These pages explain the deposit, leverage, affordability, security and evidence questions that sit behind a no-deposit enquiry.
This page provides general information, not a mortgage offer, legal advice, tax advice or a guarantee that 100% funding will be available. Commercial mortgage criteria, security requirements, costs and regulation depend on the borrower, property, purpose and lender. Property used as security may be at risk if repayments are not maintained. Obtain current terms and professional advice before committing to a transaction.