Investec Mortgages

Investec Private Bank writes residential mortgages from £1 million for UK residents with income of £300,000 or more a year and/or net assets of £3 million, and will lend up to 85% loan to value on loans to £5 million, with higher gearing considered on the right professional case. It is the private bank we use most often for clients whose income is large but irregular: carried interest, deferred bonuses, dividends from a fund or business, or earnings in a foreign currency. We place cases with Investec's intermediary team and this page sets out its criteria, products and pricing basis, and where it is beaten.

See how Investec compares with Coutts, Weatherbys, Barclays Private Bank and the other UK private banks on our private bank mortgage lenders comparison.

What changed this quarter. Reviewed 10 October 2026. One change found. Investec's pre-close trading statement on 18 September 2026 showed UK and Other core loans up from £17.8 billion at 31 March to £18.2 billion at 31 August 2026, with growth in private client lending and strategy unchanged, so appetite is open. The Investec Bank Base Rate has been 3.75% since 18 December 2025 and has not moved, as Bank Rate was held on 30 July and 17 September. The published intermediary rate card is still dated 20 March 2026. The £1 million minimum loan, the £300,000 income and/or £3 million net assets requirement and the UK residency rule are unchanged.

What are the Investec mortgage lending criteria?

Investec publishes two hard eligibility tests for intermediaries and assesses everything else on the individual case. The two tests are income and residency. The rest of the table is drawn from the bank's published product material and the cases we have placed.

Where the client has £10 million of wealth but little salaried income, C. Hoare & Co assesses affordability on assets as well as income.

Investec's portfolio lending runs alongside its mortgages. See investment-backed mortgages for how banks use a portfolio to support a mortgage.

Lender criteria are set by Investec, change without notice, and are not binding until confirmed in writing. Figures correct at the time of publication and checked against the bank's published intermediary material. Always confirm current terms with us before quoting a client or making an offer.

What mortgage products does Investec offer?

Four products, each built for a large balance. The residential mortgage is the core product, available on capital and interest, interest-only or part and part. The buy to let mortgage is underwritten on the client's overall position rather than rental cover alone, which is why we use it for high earners buying investment property that would fail a standard 125% interest cover test. The revolving mortgage is the distinctive one: a facility secured against the main residence that the client draws on up to an agreed limit, as and when needed, and repays without penalty. The self-build mortgage funds the build period and reverts to a standard product on completion.

In our experience the revolving facility is the product that wins Investec cases against the high street. A client who has just committed cash to a fund or a business and wants liquidity back without selling anything gets a term loan and a revolving line on the same security, and draws the second only when needed.

What are Investec mortgage rates?

Investec publishes its intermediary rate card on its website. The card dated 20 March 2026, still the current card in October, shows a two-year fix at up to 60% LTV at 5.20%, a five-year fix at 5.25% and a two-year tracker at 0.70% over the Investec Bank Base Rate. Investec's variable products are priced at a margin over the Investec Bank Base Rate, currently 3.75%, a managed rate that has historically moved in line with the Bank of England Bank Rate. The Investec Standard Variable Rate is 5.50%. Fixed rate products are available and were introduced at the same time as the £300,000 income floor. The Bank of England base rate is 3.75%, held on 30 July and 17 September 2026, with the next decision due on 5 November 2026.

Pricing is set case by case and the margin reflects LTV, loan size and complexity. At 60% LTV on a clean case Investec is usually close to the high street large-loan lenders. At 80% to 85% LTV on complex income there is no high street comparison to make, because the high street will not write the loan.

Who is an Investec mortgage right for?

Investec's own client segments tell you who it wants: private equity professionals, finance professionals, corporate executives, business owners, property entrepreneurs and international clients relocating to the UK. The common thread is income that is large, provable and awkward. A partner in a fund whose salary is paid quarterly and whose carried interest has not yet vested. A managing director with half of total compensation in deferred stock. A founder paid in dividends from a company with two years of accounts.

The client we place with Investec most often is a private equity or investment banking professional buying a first family home in London at 80% to 85% LTV with a bonus-heavy income. That client is capped at 4.5 times basic salary by most high street lenders. Investec assesses the bonus track record and the trajectory, and writes the loan. Our blunt view: if your basic salary alone gets you the loan at 60% LTV, you probably do not need Investec and will pay less elsewhere.

What does an Investec mortgage look like in practice?

The bank's published case studies are the best guide to its appetite. Two private equity professionals bought in East London with a £5.5 million facility at 85% loan to value, structured in two parts on a 20-year term, with quarterly salary, performance bonus and a limited dividend history from a fund one of them had recently joined. A couple relocating from the United States with dollar income and dollar investments borrowed £3 million at 55% LTV on a six-year interest-only basis, with a foreign exchange haircut applied to the income. A technology entrepreneur refinanced £12 million across a Manchester main residence and a London second home at around 50% LTV on a five-year interest-only basis after valuations came in below expectation, with Investec looking through to liquidity and track record rather than the property values alone.

The pattern across all three is the same. The income or asset position is strong but does not fit a form, the LTV or loan size is above the high street ceiling, and the case is packaged so that the underwriter can see how income, assets and repayment strategy fit together. That packaging is the job we do.

How does the Investec application process work?

Investec accepts applications through registered intermediaries and has a dedicated broker team. We discuss the case with the team first to confirm appetite, then submit the application with a full pack: two to three years of accounts or tax returns, bonus and vesting schedules, a schedule of assets and liabilities, source of wealth and source of deposit, and for foreign currency income, the basis on which sterling affordability is assessed. Investec underwrites manually and asks questions early rather than late, which is why complete cases move faster than their complexity suggests. A well-packaged case typically reaches offer in three to four weeks. One of the cases above exchanged within four weeks of instruction.

How does Investec compare with other private banks?

Investec has the lowest minimum loan of the major UK private banks at £1 million against Coutts at £1.5 million via a broker, and the highest available gearing at 85% to 95%. Its £300,000 income and/or £3 million net assets requirement is the trade-off: Coutts, Weatherbys and Hampden & Co publish no minimum income and will assess an asset-rich, income-light client that Investec will not. Investec also requires UK residency, where Coutts runs an international proposition. The full comparison is on our UK private bank mortgage lenders compared page, and the Coutts position is on our Coutts mortgages page.

For the wider market, including the specialist lenders that sit between the high street and the private banks, see our guide to high net worth mortgages and the large mortgages hub.

Frequently asked questions

Rates and lender criteria are subject to change. Figures correct at time of publication. Always speak to your broker for up-to-date rates and lending criteria on your specific case.