Buy to Let for Airbnb

What does Airbnb mean for your mortgage?

If you are looking to buy a property to rent out on Airbnb, the big question is whether the rental income will be enough to get you a Buy to Let mortgage. Banks and building societies will want to know if your property can comfortably cover the mortgage before they’d lend to you.

Why you need a Buy to Let mortgage

Renting out a property on Airbnb using your normal residential mortgage without permission can breach your mortgage conditions. In serious cases, the lender could make you repay the full mortgage

However, don’t assume your Buy to Let (BTL) mortgage covers short-term guests. Normally, a standard BTL mortgage almost always requires an Assured Shorthold Tenancy (AST) of at least six months. If you host short-term guests on a standard BTL mortgage, you could be in breach of your contract, which can again lead to the lender calling in the loan or charging penalties.

To make sure there aren’t any legal issues, you’ll have to secure a specialist Holiday Let Mortgage. Unlike a standard BTL, where the lender looks at a flat monthly rent, holiday let lenders assess affordability based on "seasonal" income projections, looking at high, medium, and low seasons. Because this income can fluctuate, banks and building societies might ask for a bigger deposit (often 25% to 30%) and may insist on a minimum personal income (usually between £25,000 and £40,000) to ensure you can cover the mortgage during quieter months.

How banks and building societies assess Airbnb income

With a traditional Buy to Let property, banks and building societies usually base their calculations on a fixed monthly rent. Because Airbnb income can vary depending on season, demand and your pricing strategy, most banks and building societies will apply a rental stress test. This means the projected rental income must cover the mortgage payment by a set percentage, often between 125% and 145%, depending on your tax status and the lender’s criteria.

For short-term lets, lenders commonly use an average annual income figure instead of peak season pricing. If your projected income relies heavily on summer demand or major local events, the lender might be more cautious and assume you’ll make less than you might think.

How your pricing impacts your mortgage offer

How you price your Airbnb directly affects how much you might be able to borrow. If your projected rental income is high and, importantly, supported by evidence, you could qualify for a higher loan amount.

Lenders will also look at other prices in the area and use surveyor rental valuations or specialist holiday let projections to decide what rental income you could reasonably expect.

Deposit requirements and eligibility

Buy to Let mortgages typically require larger deposits than residential deals. You’ll often need at least 20% to 25% of the property value, although some specialist holiday let products may require more.

Lenders will also assess your credit history, current outgoings, and overall affordability. Some lenders require a minimum personal income, even though the rental income is the main focus.