Standard high-LTV mortgage
A lender may offer a higher-LTV product under its own criteria. Check the current product, property restrictions, affordability and fees. A quoted 95% LTV does not mean that every buyer or home qualifies.
Residential mortgage advice
Low-deposit mortgages: make a smaller deposit work on paper
A smaller deposit may bring a purchase within reach, but the mortgage still has to fit your income, commitments, property and lender criteria. Count Ready can help you compare the available routes and prepare the evidence before you apply.
Start with the whole budgetDeposit · repayments · buying costs · cash reserve
Can you get a mortgage with a small deposit?
Possibly. A low-deposit mortgage lets you borrow a larger share of a home's value, often described as a higher loan-to-value (LTV) mortgage. A 95% LTV product, for example, would leave a 5% contribution to the price if the lender accepts the valuation, loan amount and application.
Five per cent is not a universal minimum. Product availability, the property's type and value, your credit record and affordability all affect the outcome. Some buyers will need a larger contribution. Others may be better served by a different purchase route or by waiting to build their budget. A decision in principle is conditional, not a mortgage offer.
Need the wider deposit picture? Our mortgage deposits overview explains the general budget and LTV calculation. This page focuses on the choices and trade-offs when your own contribution is small.
What does a 5% deposit look like?
Illustrative price£240,000
Illustrative 5% contribution£12,000
Illustrative mortgage requested£228,000
Price-based LTV95%
These figures show the calculation only. They are not a lender valuation, affordability result, available product or promise to lend. A lender may value the property differently or require a larger deposit. You would also need funds for legal work, surveys, moving and any applicable tax or mortgage fees outside the £12,000 contribution.
Compare the repayments and total costs of the mortgage you would actually take, rather than deciding from the deposit figure alone. Keeping a cash reserve may matter more to you than putting every available pound into the price.
Which low-deposit route could fit?
2025 Mortgage Guarantee Scheme
The UK government's current scheme supports participating lenders offering eligible 91–95% LTV mortgages. The guarantee protects the lender against part of a loss; it is not a buyer grant or a guarantee of approval. The lender still assesses income, spending, credit and the property.
A different buying structure
A genuine gift, eligible family support or shared ownership may alter the funds needed from you, but each has its own rules, costs and risks. Check the relevant arrangement before treating it as equivalent to an ordinary 95% mortgage.
Do not rely on an old scheme. Help to Buy: Equity Loan in England is closed to new applications. The current Mortgage Guarantee Scheme is a different arrangement. We link to the official scheme information below so you can check its status when you are ready to apply.
What will a lender need to assess?
Affordable repayments
Income, regular spending, debts and the proposed term affect what may be affordable. The lender verifies the information rather than simply applying a fixed salary multiple.
Credit and commitments
The lender considers your credit history and existing borrowing. Do not take out a loan for the deposit without discussing its source and repayment cost with an adviser.
Property and deposit evidence
Property type, valuation and intended use can limit high-LTV choices. Be ready to explain where each part of the deposit came from and when it will be available.
If you are self-employed or have credit difficulties, tell us at the outset. Those details may change which lenders and deposit levels are worth checking. For the paperwork associated with savings, gifts or sale proceeds, use our separate deposit sources guide.
First conversation: an approximate price, deposit amount and source, income structure, existing commitments and purchase timescale are useful. Do not upload bank statements, identity documents or account numbers through a general callback message; ask how to provide documents securely if needed.
What changes when you borrow more of the price?
Repayments and total cost
Borrowing more can increase repayments and interest paid. Products at different LTV bands may have different rates and fees, so compare the whole deal using current quotes.
Less room for a fall in value
If the home's value later drops below your outstanding mortgage, you may be in negative equity. That can make a sale or remortgage harder, especially soon after purchase.
Less spare cash after buying
A deposit is only one cost. Budget for the legal process, survey, moving, possible repairs and an emergency reserve. A bigger deposit is not always better if it leaves you unable to meet other costs.
There is no single right answer between buying now and saving longer. Your expected time in the home, budget resilience and available mortgage terms all matter. Count Ready can compare real options; only a lender can approve an application.
Move from a small deposit to a clear next step
Explain the purchase
Tell us your price range, where you are buying, whether you are a first-time buyer or mover, and your expected timing.
Check the full funds picture
We discuss the amount, source, buying costs and cash you want to keep back, alongside income and commitments.
Compare suitable routes
We can check current lender criteria and explain the trade-offs of products you may be eligible to apply for.
Prepare the evidence
If you decide to proceed, we explain the documents and next application steps. The lender makes the lending decision.
Read about Count Ready and the current Terms of Business linked in the footer before proceeding with advice. Applicable fees should be agreed before chargeable work.
Ask a practical question
Is your deposit enough for the purchase you have in mind?
Tell us the approximate property price, deposit amount and source, your income arrangement, and whether you are buying alone or jointly. We can discuss what needs checking without promising that a particular lender will accept the application.
Low-deposit mortgage questions
Is a 5% deposit enough for every home?
No. A 95% LTV product may be available for an eligible purchase, but lenders apply their own current borrower and property criteria. The valuation and affordability assessment can mean you need more money.
Does the Mortgage Guarantee Scheme pay part of my deposit?
No. The scheme provides a guarantee to participating lenders, not a grant to buyers. You must still provide the required contribution, meet the lender's criteria and show that the mortgage is affordable.
Can a first-time buyer use a low-deposit mortgage?
Potentially, yes. First-time buyers may be eligible for some high-LTV products, subject to lender, property, affordability and deposit-source checks. Compare the mortgage with other routes and the full cost of buying.
Can I use a gifted deposit?
Some lenders may accept a genuine gift. Tell your adviser and conveyancer who is giving it, whether repayment is expected and where the donor's funds came from. The lender will specify the declarations and evidence it requires.
What if I am self-employed or have poor credit?
Tell the adviser before applying. Income evidence or credit history can narrow the high-LTV choices, and a different contribution may be needed. An adviser can check current criteria for your circumstances; no approval can be assumed.
Should I put all my savings into the deposit?
Not automatically. Keep enough for buying costs and a sensible reserve while comparing the mortgage terms available at different deposit levels. The right balance depends on your budget and circumstances.
Sources and limits
- HM Treasury: 2025 Mortgage Guarantee Scheme — current scheme purpose and scope.
- GOV.UK: Help to Buy Equity Loan guide — confirms closure to new applications.
- MoneyHelper: Saving for a mortgage deposit — LTV, smaller deposits and budgeting.
- MoneyHelper: Negative equity — the risk and possible effect on moving or remortgaging.
Sources checked 23 October 2026. This is general UK information, not an individual recommendation, live product quote, lender decision or guarantee of approval. Scheme terms and lender criteria can change; verify the current position before applying.