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What is a 100% Commercial Mortgage?
A 100% commercial mortgage is a type of property loan in which the lender finances the full purchase price of a commercial property, meaning the borrower doesn’t need to provide a deposit.
Unlike typical commercial mortgages that require a deposit of 25–40%, this removes the upfront capital barrier; for example, a £600,000 property would usually require £150,000–£240,000 upfront. This makes 100% financing attractive to business owners or investors who want to preserve cash flow or reinvest elsewhere.
However, due to the elevated risk for lenders, these mortgages are rare and subject to strict eligibility criteria.
Can You Get a 100% Commercial Mortgage?
Yes, but 100% commercial mortgages are rare and typically only offered by certain providers, which you can find using Brickflow, in very specific scenarios. Lenders will only consider them if the borrower offers strong mitigating factors, such as:
- Additional security (e.g. an unencumbered property or business assets)
- A solid track record in property or business
- Strong financials with audited accounts
- A low-risk property in a stable sector
For example, a borrower buying a £500,000 property might qualify by offering a second asset worth £750,000 as collateral, reducing the lender’s risk.
Since there's no deposit, lenders take on full exposure. A 10% drop in value could put the loan into negative equity, so underwriting is strict and focused on financial resilience, asset quality, and repayment strategy.
Key Risk Assessment Factors Include:
- Experience & Track Record
Most lenders prefer borrowers with 3+ years of relevant trading or investment history. A strong CV reduces perceived risk and increases the chance of favourable terms. - Revenue Stability
Recurring income and healthy cash flow are essential. Expect lenders to review 2–3 years of accounts, forecasts, and existing debt to assess repayment capacity. - Property Type & Location
Properties in prime locations like logistics hubs, medical centres, or city offices are seen as lower risk due to strong tenant demand. In contrast, older or harder-to-sell properties, like high-street shops, may be valued lower, reducing how much a lender is willing to offer. - Sector Volatility
Lenders assess how external factors affect the borrower’s industry. For example, hospitality and leisure are sensitive to economic swings, while healthcare, education, and logistics are often more stable. Some lenders may apply sector-specific risk weightings that influence pricing or approval.
How to improve your chances of getting a 100% commercial mortgage approved?
Lenders offering 100% LTV finance apply strict criteria. Here's how to strengthen your application:
- Build a Robust Business Plan
Include a clear strategy for repaying the loan through rental income or business profits. Your plan should cover:- Market demand and competitor analysis
- 2–3 year cash flow forecasts
- Exit strategies (e.g. refinancing, property sale)
- Contingency plans for void periods or interest rate increases
Tip: Most lenders expect a Debt Service Cover Ratio (DSCR) of at least 1.25x–1.5x.
- Show a Strong Trading History
Demonstrate financial stability with:- 2–3 years of audited accounts
- Year-to-date management accounts
- Evidence of consistent revenue and retained profits
If you're a newer business with strong assets or backing, highlight this clearly.
- Maintain an Excellent Credit Profile
A clean credit file builds lender confidence. If you’ve had past issues (e.g. CCJs or defaults), provide a written explanation and proof of resolution. - Offer Additional Security
Without a deposit, lenders will often require added reassurance. This might include:- An unencumbered residential or commercial property
- Business assets (e.g. equipment or stock)
- Personal guarantees from directors or shareholders
Example: Offering a mortgage-free property valued at £300,000 could support a £500,000 loan.
100% commercial mortgages are rare, but possible with the right profile. Brickflow connects you with specialist lenders open to high-LTV deals and simplifies the application process to boost your chances of approval.
Find out if you’re eligible for a 100% commercial mortgage today using Brickflow.
Interest Rates & Fees for a 100% Commercial Mortgage
Interest rates for 100% commercial mortgages are generally higher than standard deals to reflect the lender’s increased exposure. While typical commercial rates range from 5.5% to 9%, 100% LTV products often sit at the upper end or beyond, especially if there’s no additional security involved.
Here’s a breakdown of the typical costs to expect:
- Arrangement fee (1–2%)
Charged by the lender for setting up the loan. Usually deducted from the loan amount on completion.
Example: £7,500–£15,000 on a £750,000 loan. - Valuation fee (£1,000–£2,500+)
Covers the professional assessment of the property’s market value. Costs vary based on size, complexity, and location.
Complex assets or multi-tenanted buildings may cost more. - Legal fees (£2,000–£5,000+)
Includes the lender’s legal costs (which the borrower often pays) and your own solicitor’s fees. These are higher for 100% mortgages due to more complex underwriting and security checks. - Broker or advisory fees (0.5–1%)
If using a commercial finance broker, they may charge a success-based fee. Some lenders also pay brokers directly, so costs can vary.
Example: £3,750–£7,500 on a £750,000 loan. - Early Repayment Charges (ERCs: 1–5%)
Fees applied if you repay the mortgage early. These are common in the first 1–3 years and can reduce over time.
Example Total Costs:
On a £750,000 mortgage, total upfront fees (excluding ERCs) could exceed £20,000, depending on the structure and parties involved.
Some lenders may offer discounts or flexible terms if you provide strong security or have a long-standing relationship with them.
Brickflow compares options from over 100+ commercial mortgage lenders, giving you the most accurate view of anticipated rates and fees before you even apply. This helps you budget more confidently and avoid unexpected costs later in the process.
How to get a 100% commercial mortgage in the UK?
Traditionally, securing 100% commercial mortgage finance involves:
- Assessing Eligibility: You’ll need strong financials or additional security (like another property) to offset the lender’s risk.
- Preparing Your Documents: Include 2–3 years of trading accounts, tax returns, balance sheets, and cash flow forecasts.
- Building a Business Plan: Show how the loan will be repaid through revenue, with clear growth projections and contingency planning.
- Getting a Valuation: A professional valuation of both the target property and any offered security is essential.
- Finding a Lender: Typically done via brokers or through direct outreach to specialist lenders willing to consider high-LTV deals.
Or, use Brickflow, the smarter, faster way to secure commercial finance:
- Compare loans from over 100 commercial mortgage lenders instantly
- See how much you could borrow against your project, and at what rate in minutes
- Check detailed eligibility criteria up front to avoid wasting time and money
- Ensure your deal stacks with accurate cost breakdowns to support better investment decisions
Brickflow Insight:
Whether you're seeking 100% LTV or just the best deal, Brickflow puts all the key information at your fingertips — helping you secure the right mortgage without the back-and-forth
Pros and Cons of a 100% Commercial Mortgage
100% commercial mortgages can be a powerful tool for business growth and property investment, especially when preserving cash is a priority. But with no deposit involved, the risks are greater, and lender requirements are tougher. Here’s a balanced view of the key benefits and trade-offs:
| Pros | Cons |
| No deposit needed to complete the purchase | Interest rates are typically higher than standard deals |
| Keeps capital free for operations or other projects | Application process is more rigorous and documentation-heavy |
| Enables faster property portfolio growth | Lenders usually require additional security or guarantees |
| Ideal for expanding with minimal cash outlay | Fewer lenders available for 100% LTV products |
| Greater exposure if market conditions worsen |
Pros
- No deposit required: Access the full purchase price without tying up personal or business capital.
- Preserves working capital: Keep cash available for operational needs, marketing, recruitment, or reinvestment in other ventures.
- Faster portfolio growth: Scale more quickly by spreading your capital across multiple properties instead of locking it into one.
- Supports expansion during low liquidity: Ideal for businesses that are asset-rich but cash-constrained, enabling growth without draining reserves.
Cons
- Higher interest rates – Lenders charge a premium for the added risk, which can increase monthly repayments.
- More complex application process – Underwriting is stricter, with detailed assessments of your financials, experience, and property quality.
- Additional security often required – Without a deposit, lenders usually require personal guarantees or additional property/assets as collateral.
- Limited lender availability – Only a small number of specialist lenders offer true 100% LTV deals, limiting choice.
- Increased financial exposure – Full leverage leaves no equity cushion, making you more vulnerable if property values or business income decline.
Grow Without the Deposit: Could a 100% Commercial Mortgage Be Your Next Move?
100% commercial mortgages offer a unique route to property ownership or business expansion without the burden of a large deposit. While access is limited, strong candidates with compelling financials and strategic plans can find lenders willing to support them.
Why Use Brickflow?
- Access 100+ lenders in one place
- Compare high-LTV and 100% financing options
- Get expert guidance to improve your approval chances
- Save time with our fast, digital application process
Compare commercial mortgage deals today with Brickflow.
Can I get a commercial mortgage with no deposit?
Yes — this is known as a 100% commercial mortgage, where the lender covers the full property cost. These are rare and typically only available if you offer additional security or have a strong financial profile.
What are the eligibility requirements for a 100% commercial mortgage?
Lenders usually require 2–3 years of strong trading history, a solid credit profile, a detailed business plan, and additional security such as another property or personal guarantees.
Which lenders offer 100% commercial mortgages in the UK?
Only a small number of specialist lenders offer 100% LTV products. Brickflow connects you with over 100 commercial lenders, helping you find the ones open to high-LTV or bespoke finance options.
Do I need collateral for a 100% commercial mortgage?
In most cases, yes. Lenders typically require extra security like an unencumbered property, valuable business assets, or a director’s personal guarantee to offset the risk of no deposit.
How much can I borrow with a 100% commercial mortgage?
It depends on the property type, your business's financials, and the quality of any collateral offered. Brickflow’s platform can show you exactly how much you could borrow in just a few clicks.
Are interest rates higher on 100% LTV commercial mortgages?
Yes. Rates are usually at the higher end of the commercial range — often 7% or more — reflecting the lender’s increased risk. Fees may also be higher than standard mortgages.
What documents do I need to apply for a 100% commercial mortgage?
You’ll typically need audited accounts, management reports, tax returns, a business plan, cash flow forecasts, and property valuations.
How long does it take to get a 100% commercial mortgage approved?
It can take 6–12 weeks, depending on how quickly you provide documentation and how complex the deal is. Using a platform like Brickflow can help speed things up significantly.
What are the risks of a 100% commercial mortgage?
The main risk is full leverage. If property values fall or income dips, you may face negative equity or repayment pressure. It's important to plan carefully and maintain financial buffers.
How can Brickflow help me get a 100% commercial mortgage?
Brickflow compares live deals from 100+ lenders, checks eligibility, and shows how much you can borrow — all in minutes. It saves time, reduces friction, and improves your approval chances.