90% LTV Moving Home Mortgages

What is a 90% LTV mortgage?

A 90% loan-to-value (LTV) mortgage is a loan that can finance up to 90% of a property’s overall value. Sometimes also referred to as a ‘90% mortgage’, these deals only require borrowers to have either a 10% deposit or equity.

As such, 90% mortgage loans are a popular choice for those looking to get on the property ladder; almost one in three (31%) first-time buyers opt for a 90% LTV mortgage deal, according to data from Moneyfactscompare.co.uk (correct as of November 2025).

However, they may also be a necessity for remortgage borrowers and homemovers who have less equity and are still on the early rungs of the ladder themselves.

For example, someone with £30,000 in equity looking to move to a new home worth £300,000 would need a mortgage to cover the remaining £270,000. This is equivalent to 90% of the property’s overall value – so they must look for a deal that caters for 90% LTV.

Our chart above shows 90% LTV mortgages for homemovers. While you can find out whether a deal is available to other types of borrowers by selecting ‘product specification’, remortgage customers and first-time buyers should head to our dedicated charts to find the best 90% LTV mortgage rates in these sectors.

Best mortgage rates: 90% LTV

Like with other deals, 90% loan to value mortgage rates are either fixed or variable. While a lender can raise or lower variable interest rates at their discretion (often in response to changes to the Bank of England base rate), fixed mortgage rates are guaranteed to remain the same over the course of a term.

Generally-speaking, 90% LTV mortgage loans are more expensive than those that finance smaller portions of a property, as they pose a greater risk to the lender. Nevertheless, with hundreds of deals to choose from, it’s still possible to find competitive interest rates.

It’s also important to remember that lenders consider a variety of factors when setting their pricing, including consumer appetite, wider economic forecasts and their own targets. It’s therefore good practice to check the best rates regularly – as these can quickly change.

Is a 90% LTV mortgage right for me?

While 90% LTV mortgages are often among the more expensive options on the market, they may still be an appropriate choice for some borrowers, including:

• First-time buyers: Some first-time buyers may struggle to save a substantial deposit towards their first home – particularly amid a lack of affordable housing and expensive rental payments – in which case a 90% LTV mortgage requiring only a 10% deposit could be a lifeline.

• Low equity homeowners: Borrowers on the early rungs of the property ladder may find they don’t have much equity when it comes to remortgage or moving home and may also need a 90% LTV mortgage.

However, if you’re looking to purchase a first home or move to a new address, it might be worth waiting to save a larger deposit or build more equity, as this could reduce your LTV ratio and means you might be able to access lower interest rates.

Is it difficult to get approved for a 90% mortgage?

You’ll need to pass a lender’s stress and affordability tests to get approved for any type of mortgage, however, this can be more difficult for those applying for a 90% mortgage deal due to the potentially higher interest rates and limits on loan-to-income (LTI) ratios.

For instance, a lender might ask a borrower to prove that they could continue to meet mortgage repayments if interest rates were to rise (even when opting for a fixed mortgage deal). This could be difficult for some, as 90% LTV mortgages already tend to charge higher interest rates than deals catering for lower LTV ratios.

What’s more, a borrower may have the necessary deposit or equity to hand, but could be held back by loan-to-income ratios. This is the amount of money a mortgage provider is willing to lend expressed as a multiple of a borrower’s income (typically in the region of 4 and 4.5 times their yearly salary).

For example, a first-time buyer earning £35,000 per year looking to purchase a property worth £250,000 might have saved a £25,000 (or 10%) deposit but may only be able to get a loan for £157,500 (4.5 x £35,000). This would leave them £67,500 short when accounting for their deposit.

That being said, it should be noted that some lenders offer higher income multiples than others (and eligibility criteria can vary between lenders). A mortgage broker could help to explore your options and work out the best course of actions for your circumstances.

How to find the best 90% LTV mortgage

Bear in mind that the cheapest-priced deal may not be the most cost-effective for your particular circumstances. As well as the interest rate, those looking for the best 90% mortgage would be wise to consider all features of a deal, including:

• Product fees
• Incentives (e.g. free valuation, free legal fees, cashback etc.)
• Early Repayment Charges (ERCs) (especially if you’re planning on overpaying)
• Lending areas (some deals are location-specific)
• Restrictions on property type (some deals aren’t available for newbuilds, for example).

With so many factors to think about, it might be worth getting guidance from a mortgage broker to find the right deal for your needs.

Should I speak to a mortgage broker?

Mortgage brokers remove a lot of the paperwork and hassle of getting a mortgage, as well as helping you access exclusive products and rates that aren’t available to the public. Mortgage brokers are regulated by the Financial Conduct Authority (FCA) and are required to pass specific qualifications before they can give you advice.

Speak to an award-winning mortgage broker today