Indicative Rates
BoE Base3.75%
Nationwide2yr Fix3.59%↓ 0.04£999 fee
NatWest2yr Fix3.70%£1,495 fee
Barclays2yr Fix3.70%↑ 0.05£899 fee
HSBC2yr Fix3.76%£999 fee
HSBC5yr Fix3.88%£999 fee
NatWest5yr Fix3.85%£1,495 fee
Barclays5yr Fix4.00%↑ 0.10£899 fee
Nationwide5yr Fix4.04%↓ 0.03£999 fee
Nationwide2yr Fix3.59%↓ 0.04£999 fee
NatWest2yr Fix3.70%£1,495 fee
Barclays2yr Fix3.70%↑ 0.05£899 fee
HSBC2yr Fix3.76%£999 fee
HSBC5yr Fix3.88%£999 fee
NatWest5yr Fix3.85%£1,495 fee
Barclays5yr Fix4.00%↑ 0.10£899 fee
Nationwide5yr Fix4.04%↓ 0.03£999 fee
Nationwide2yr Fix3.59%↓ 0.04£999 fee
NatWest2yr Fix3.70%£1,495 fee
Barclays2yr Fix3.70%↑ 0.05£899 fee
HSBC2yr Fix3.76%£999 fee
HSBC5yr Fix3.88%£999 fee
NatWest5yr Fix3.85%£1,495 fee
Barclays5yr Fix4.00%↑ 0.10£899 fee
Nationwide5yr Fix4.04%↓ 0.03£999 fee
AVG 2YR4.53%
AVG 5YR4.94%
--:--:--60% LTV · Feb 2026

Specialist Mortgages

Being your own boss shouldn't cost you a mortgage.

We understand self-employed income — sole traders, contractors, Ltd company directors, CIS workers. We know which lenders are most flexible and how to present your application to maximise what you can borrow.

Get My Free Mortgage Assessment 01332 470 400

The banks use one rulebook. We use 90+. Don't let your employment status limit what you can borrow.

Mortgages for the self-employed

Whether you're a sole trader, freelancer, contractor, or limited company director, we understand the unique challenges self-employed borrowers face. Different lenders assess self-employed income in different ways — and knowing which lender to approach can make a huge difference to how much you can borrow. Our self-employed mortgage guide covers these nuances in detail.

Who we help

  • Sole traders — income assessed on net profit from self-assessment
  • Limited company directors — salary plus dividends, or net profit depending on the lender. Some lenders will also consider retained profits within the company.
  • Contractors — specialist day-rate calculations available
  • Freelancers — multiple income streams considered
  • CIS workers — Construction Industry Scheme subcontractors
  • Partnership members — share of partnership profits

Free Initial Advice

Self-employed? We know which lenders will say yes.

We know which lenders are most flexible with self-employed income — and how to present your income in the best possible light. Get a free initial assessment today.

Apply Now Call 01332 470 400
Free initial advice Whole of market FCA regulated

Why use a broker for self-employed mortgages?

Each lender calculates self-employed income differently. Some use the average of 2 years' profits, others use the latest year, and some will consider retained profits within a limited company. A broker who understands these nuances can often help you borrow significantly more than if you went directly to a bank. Try our affordability calculator for an initial estimate, or see how our process works. If you also have credit issues, we offer specialist adverse credit mortgage advice.

Case Study

Self-employed mortgage — approved at 4.2x income.

A self-employed applicant with 2 years of accounts came to us after being offered a much lower figure by their bank. By selecting a lender who would consider net profit and retained earnings together, we secured a mortgage at 4.2x income — significantly more than the bank had offered.

4.2x

Income multiple

Competitive

Rate secured

Done

Mortgage approved

"Two banks turned me down because I'm self-employed, even though my business is doing well. Option Finance understood my accounts straight away, knew exactly which lender to approach, and got me a mortgage at a rate I didn't think was possible. I couldn't recommend them more highly."
Sarah M. — Sole trader, Graphic Designer

Frequently Asked Questions

How many years of accounts do I need?
Most lenders require at least 2 years of accounts or tax returns. However, some lenders will accept 1 year of accounts, and a few specialist lenders may consider less. We know which lenders are most flexible.
Can I use my company profits or just my salary?
This depends on your business structure. Sole traders use net profit, partnerships use their share of net profit, and limited company directors can use salary plus dividends or retained profits, depending on the lender.
Is it harder to get a mortgage when self-employed?
It can be more challenging as lenders need more documentation to verify income. However, with the right broker, self-employed borrowers can access the same competitive rates as employed applicants.
What documents will I need?
Typically: 2-3 years of SA302 tax calculations and tax year overviews from HMRC, business accounts prepared by an accountant, and recent bank statements. Limited company directors may also need company accounts.
Can contractors get a mortgage?
Yes, many lenders now offer specialist contractor mortgage products that calculate affordability based on your day rate rather than tax returns, which can significantly increase your borrowing power.
I've only been self-employed for one year — can I still get a mortgage?
Yes, some specialist lenders will consider applications with just one year of accounts or an SA302. It's more limited than having two or three years, but it's not impossible. The key is knowing which lenders are open to it — and we do.
Will using a limited company structure affect how much I can borrow?
It depends entirely on the lender. Some calculate affordability on salary and dividends only, while others will consider retained profits within the company. Knowing which lender to approach for your specific company structure can significantly increase your borrowing power — this is exactly where a specialist broker adds value.

Tools & guides for self-employed borrowers

Self-Employed Mortgage Calculator

Estimate your borrowing as a self-employed applicant

Affordability Calculator

Estimate how much you could borrow

Mortgage Calculator

Estimate monthly payments

Self-Employed Mortgage Guide

Detailed guide for self-employed

UK Mortgage Guide

Mortgage basics explained

Mortgage Glossary

Understand mortgage jargon
RC

Expert reviewed by

Ruby Chambers

Mortgage Adviser · CeMAP

This page was reviewed by Ruby, a CeMAP-qualified mortgage adviser at Option Finance. All content is checked for accuracy and kept up to date.

Specialist Advice

Self-employed? Let's talk mortgages

Get specialist advice tailored to your business structure and income type. Free initial advice.

Don't delay — mortgage rates change daily

Apply Now Call 01332 470 400
5.0 Google Rating · FCA Regulated · Free Initial Advice