Calculator
Company portfolio LTV and ICR calculator: the aggregate test, before the lender runs it
Once a company landlord holds four or more mortgaged properties, lenders assess the whole book, not just the next purchase. Add each property below to see your aggregate loan to value, weighted interest coverage ratio at the 125% company threshold, and how much top-up borrowing the portfolio's rental cover supports.
| # | Value | Balance | Monthly rent | |
|---|---|---|---|---|
| 1 | £ | £ | £ | |
| 2 | £ | £ | £ | |
| 3 | £ | £ | £ |
Lenders treat portfolios of four-plus properties differently. We will model your portfolio against the lenders that actually want it.
Why the aggregate numbers decide company portfolio cases
Portfolio underwriting is where SPV lending stops being property-by-property arithmetic. The lender wants the whole position: every mortgaged property across the company, the group and the directors personally, with its value, balance and rent. From that they compute the two numbers this calculator gives you, aggregate LTV and weighted ICR, and apply their own ceilings before considering the new loan at all. The practical consequences are worth knowing in advance. High-equity, high-yield properties elsewhere in the book create capacity that a marginal new purchase can borrow against; a few thin deals drag the weighted ICR down for everything; and lender concentration limits mean a growing company eventually needs its debt spread deliberately across several names. The portfolio specialists on our panel run dedicated desks for exactly this work.
How the underlying stress test works is in our guide to ICR stress tests for limited companies, and the product routes, purchase, remortgage and capital raise, live on the limited company buy-to-let mortgages hub.
Portfolio landlord questions
What counts as a portfolio landlord?
Four or more mortgaged buy-to-let properties, counted across the borrower as a whole. For company cases that means the directors' personally held stock and other SPVs in the group are usually counted alongside the applicant company, so a director with three personal lets buying property one in a new company is often a portfolio landlord on day one.
How do lenders assess a company portfolio?
Two levels. The property being financed must pass the normal stress test, typically 5.5% at the 125% company ICR. Then the whole portfolio is assessed in aggregate: most lenders want the combined loan-to-value at or below around 65 to 75% and the weighted ICR comfortably clear of their threshold, supported by a property schedule, rental income evidence and sometimes a business plan. A strong aggregate position can carry a marginal individual property, and a weak one can sink a strong purchase.
Can the company raise capital against the portfolio for the next purchase?
Yes, that is the standard growth mechanic: remortgage properties with equity, release funds inside the company, and recycle them as the deposit on the next acquisition without the cash ever passing through your personal tax return. The constraint is the aggregate numbers this calculator shows: spare rental cover and headroom under the panel's portfolio LTV ceilings.
Do intercompany loans and group structures complicate the assessment?
They narrow the panel rather than block it. Lenders with genuine portfolio desks are comfortable with holding companies, intercompany deposits and cross-guarantees, provided the structure is documented and the SIC codes stay property-only. The placement decision matters more here than anywhere else in company lending, which is why portfolio cases are broker territory almost by definition.