11 min read

How to Finance Your Holiday Let Using Equity from Existing Properties

Holiday let properties can be a great investment opportunity for those looking to generate additional income. However, financing such properties can be a challenge. One option to consider is using equity from existing properties to finance a holiday let.

A person uses a laptop to research property equity for holiday lets, with a stack of property documents and a calculator on the table

Equity refers to the value of a property that exceeds any outstanding mortgage or loan balance. By using the equity in an existing property, property owners can access additional funds to finance a holiday let. This can be a more cost-effective option than taking out a separate loan or mortgage for the holiday let property.

To use equity to finance a holiday let, property owners must first determine the amount of equity available in their existing property. They can then use this equity as collateral to secure financing for the holiday let property. This approach can be particularly beneficial for those who have built up significant equity in their existing property over time.

Understanding Equity and Holiday Lets

A person researching equity and holiday lets, surrounded by property investment books and financial documents, with a laptop open to a financing guide

Equity refers to the difference between the value of a property and the amount of mortgage owed on it. It is a valuable asset that can be used to finance other investments, such as purchasing a holiday let.

When using equity to finance a holiday let, it is important to understand the potential risks and rewards. Holiday lets can provide a lucrative source of income, but they also require significant investment and ongoing maintenance.

One benefit of using equity from an existing property is that it can provide a lower interest rate compared to other types of financing. This is because the equity serves as collateral for the loan, reducing the lender's risk.

It is important to carefully consider the amount of equity to use when financing a holiday let. Using too much equity can put the existing property at risk if the holiday let does not generate enough income to cover the loan payments.

Overall, understanding equity and its potential use in financing a holiday let is an important step in making informed investment decisions.

Assessing Your Current Property's Equity

A homeowner reviews property value documents, calculating equity for financing a holiday let

Before using equity from your existing property to finance your holiday let, it's important to assess how much equity you have available.

The first step is to determine the current market value of your property. This can be done through a professional appraisal or by researching recent sales of similar properties in your area.

Once you have determined the market value of your property, you will need to subtract any outstanding mortgage balance or other liens against the property. The remaining amount is your equity.

It's important to note that lenders typically only allow you to borrow up to a certain percentage of your property's equity, usually around 80%. This means that if your property is worth £500,000 and you have a mortgage balance of £300,000, your maximum equity available for borrowing would be £140,000.

Keep in mind that borrowing against your property's equity can come with risks, such as the possibility of foreclosure if you are unable to make payments. It's important to carefully consider your financial situation and consult with a financial advisor before making any decisions.

Criteria for Financing a Holiday Let

A person uses a laptop to research financing options for a holiday let. Charts and graphs display property equity and potential loan amounts

When it comes to financing a holiday let, there are several criteria that lenders will consider before approving a loan. Here are some of the most important factors to keep in mind:

1. Rental income potential

One of the primary considerations for lenders is the potential rental income of the property. They will want to see evidence that the property has strong rental demand and can generate enough income to cover the mortgage payments and other expenses associated with the property.

2. Location

Location is another key factor that lenders will consider. Properties in desirable holiday destinations are more likely to attract renters and generate higher rental income. Lenders will also consider factors such as proximity to amenities, transport links, and local attractions.

3. Property condition

Lenders will want to ensure that the property is in good condition and does not require significant repairs or renovations. They may require a property valuation and survey to assess the condition of the property and identify any potential issues.

4. Borrower's creditworthiness

Finally, lenders will consider the borrower's creditworthiness, including their credit score, income, and debt-to-income ratio. Borrowers with a strong credit history and stable income are more likely to be approved for financing.

Overall, financing a holiday let can be a complex process, but by understanding the criteria that lenders consider, borrowers can increase their chances of securing the financing they need to make their holiday let dream a reality.

Methods for Releasing Equity

There are several methods for releasing equity from existing properties to finance your holiday let. Here are a few options to consider:


Remortgaging involves switching your current mortgage to a new lender or product. By doing so, you may be able to release some of the equity in your property. This method can be useful if you have a low mortgage rate or if your property has increased in value since you last took out a mortgage. However, it's important to consider any early repayment charges or fees associated with remortgaging.

Equity Release

Equity release allows you to access the equity in your property without having to sell it. There are two main types of equity release: lifetime mortgages and home reversion plans. With a lifetime mortgage, you take out a loan secured against your property, which is repaid when you die or sell the property. With a home reversion plan, you sell a percentage of your property to a provider in exchange for a lump sum or regular payments. It's important to seek independent financial advice before considering equity release.

Buy-to-Let Mortgages

If you already own a buy-to-let property, you may be able to release equity by remortgaging or taking out a new mortgage on the property. This can be a good option if you have built up equity in the property and are looking to expand your portfolio. However, it's important to consider the additional costs associated with buy-to-let mortgages, such as higher interest rates and fees.

Bridging Loans

Bridging loans are short-term loans that can be used to bridge the gap between buying a new property and selling an existing one. They can also be used to release equity from an existing property. However, they can be expensive and should only be considered if you have a clear exit strategy in place.

By considering these methods for releasing equity, you can finance your holiday let and make the most of your existing property investments.

Evaluating the Costs Involved

A person reviews property equity for holiday let financing

Before using equity from existing properties to finance a holiday let, it is important to evaluate all the costs involved. This will help to determine whether the investment is financially viable and sustainable in the long run.

Initial Costs

The initial costs of purchasing a holiday let property can be significant. These costs may include:

  • Property purchase price
  • Solicitor and conveyancing fees
  • Stamp duty
  • Mortgage arrangement fees
  • Valuation fees
  • Survey fees
  • Building and contents insurance
  • Furnishings and decor

It is important to factor in these costs when evaluating the overall investment and to ensure that the holiday let will generate sufficient income to cover these expenses.

Ongoing Costs

In addition to the initial costs, there will also be ongoing costs associated with running a holiday let. These may include:

  • Mortgage repayments
  • Property management fees
  • Cleaning and maintenance costs
  • Utilities (electricity, gas, water)
  • Council tax
  • Advertising and marketing expenses

It is important to accurately estimate these costs and to ensure that the holiday let generates enough income to cover them.

Income Potential

When evaluating the costs involved, it is also important to consider the income potential of the holiday let. This may include:

  • Rental income
  • Additional income from services such as cleaning and maintenance
  • Potential for capital appreciation

It is important to research the local market and demand for holiday lets to accurately estimate the income potential.

By carefully evaluating the costs involved and income potential, investors can make an informed decision on whether using equity from existing properties to finance a holiday let is a financially viable option.

The Process of Securing a Loan

A person signs paperwork at a bank while discussing using property equity for a holiday let loan

Securing a loan to finance a holiday let can seem daunting, but it doesn't have to be. The process involves a few key steps that, when followed carefully, can help you secure the funds you need to make your holiday let dream a reality.

  1. Determine your borrowing needs: Before applying for a loan, it's important to determine exactly how much money you need to borrow. This will help you narrow down your options and ensure that you don't borrow more than you need.
  2. Shop around for lenders: Once you know how much you need to borrow, it's time to start shopping around for lenders. Look for lenders that specialize in holiday let financing or those that offer equity release products. Compare interest rates, fees, and repayment terms to find the best option for your needs.
  3. Gather your documentation: Before applying for a loan, you'll need to gather all of the necessary documentation. This may include proof of income, tax returns, bank statements, and property valuations. Be sure to have everything in order before you apply to speed up the process.
  4. Submit your application: Once you've found a lender and gathered your documentation, it's time to submit your application. Be sure to fill out the application completely and accurately, and provide any additional information that the lender requests.
  5. Wait for a decision: After you submit your application, you'll need to wait for a decision from the lender. This can take anywhere from a few days to a few weeks, depending on the lender's processing times.
  6. Close the loan: If your application is approved, you'll need to close the loan by signing the necessary paperwork and transferring any funds. Be sure to read all of the documents carefully and ask any questions you may have before signing.

By following these steps, you can secure a loan to finance your holiday let and start enjoying the benefits of owning a vacation rental property.

Financial Planning for a Holiday Let Investment

A person reviews financial documents and property listings, calculating potential income and expenses for a holiday let investment

Before investing in a holiday let, it is essential to have a solid financial plan in place. This will help you determine the viability of the investment and ensure that you are prepared for any potential financial challenges that may arise.

Here are some key financial planning considerations to keep in mind when investing in a holiday let:

  • Create a Budget: Start by creating a budget for the investment. This should include all the costs associated with purchasing and maintaining the property, such as mortgage payments, insurance, taxes, repairs, and utilities. Be sure to factor in any potential income from renting out the property.
  • Explore Financing Options: Consider your financing options carefully. Using equity from an existing property can be a smart way to finance your holiday let investment, but it's important to weigh the pros and cons of this approach. You may also want to explore other financing options, such as a buy-to-let mortgage or a personal loan.
  • Research the Market: Before investing in a holiday let, it's essential to research the market thoroughly. Look at the local rental market to determine the demand for holiday lets in the area and the potential rental income. You should also research any regulations or restrictions that may apply to holiday lets in the area.
  • Plan for Vacancy: It's important to plan for periods when the property may be vacant. This could include setting aside funds for maintenance and repairs, as well as having a plan in place for marketing the property to potential renters.

By taking the time to create a solid financial plan, you can ensure that your holiday let investment is a smart and profitable one.

Tax Implications and Considerations

When using equity from existing properties to finance a holiday let, it is important to consider the tax implications. Here are some key points to keep in mind:

  • Interest on the mortgage used to purchase the holiday let can be offset against rental income for tax purposes. However, if the property is not let out for the majority of the year, the interest may not be fully deductible.
  • If the holiday let is classified as a furnished holiday let (FHL), there are certain tax advantages. For example, FHL owners can claim capital allowances on furniture, fixtures, and fittings, as well as claim relief on mortgage interest. To qualify as an FHL, the property must be available for rent for at least 210 days per year and let out for at least 105 days.
  • Owners of holiday lets must pay council tax, business rates, and income tax on rental income. It is important to keep accurate records of income and expenses to ensure that tax returns are filed correctly.
  • Inheritance tax may also be a consideration when using equity from existing properties to finance a holiday let. If the holiday let is not classified as an FHL, it may be subject to inheritance tax if it is considered part of the owner's estate.

Overall, it is important to seek professional advice from a tax specialist when considering using equity from existing properties to finance a holiday let. They can provide guidance on the tax implications and help ensure that all legal requirements are met.

Insurance and Protection for Your Investment

When investing in a holiday let, it is crucial to ensure that your property is protected against unforeseen events. Insurance is an essential aspect of protecting your investment, and you must ensure that you have the right coverage.

To begin with, you should look for a specialist holiday let insurance policy that covers all the risks associated with owning a holiday let. This policy should cover the building, contents, and any liability that may arise from letting out your property.

In addition to insurance, it is also essential to protect your investment by taking necessary precautions. Installing security measures such as alarms, CCTV, and secure locks can help deter potential thieves and protect your property from damage.

It is also important to ensure that you have a plan in place for any emergencies that may arise. This could include having a list of emergency contacts, such as a plumber or electrician, who can be called upon in case of an emergency.

By taking these steps to protect your investment, you can rest assured that your holiday let is well-protected, and you can enjoy the benefits of using equity from your existing properties to finance your holiday let.

Long-Term Strategies for Property Portfolio Growth

Investing in property is a long-term game, and it requires a strategic approach to achieve growth. Here are some long-term strategies that can help you grow your property portfolio:

1. Diversify your portfolio

Diversification is key to mitigating risk and achieving growth in your property portfolio. Consider investing in different types of properties, such as residential, commercial, or industrial. You can also diversify geographically by investing in properties in different regions or countries.

2. Reinvest rental income

Reinvesting rental income can help you grow your portfolio faster. Instead of using the rental income for personal expenses, reinvest it back into your portfolio by paying off mortgages, making repairs and improvements, or investing in new properties.

3. Use leverage wisely

Leverage can be a powerful tool for growing your portfolio, but it can also be risky if not used wisely. Consider using equity from existing properties to finance new investments, but make sure you have a solid plan for generating rental income to cover the additional mortgage payments.

Staying up-to-date with market trends can help you make informed decisions about when and where to invest. Keep an eye on property prices, rental yields, and vacancy rates in your target markets to identify opportunities for growth.

5. Develop a long-term plan

Developing a long-term plan is essential for achieving growth in your property portfolio. Set clear goals and timelines for acquiring new properties, paying off mortgages, and generating rental income. Regularly review and adjust your plan as necessary to ensure you stay on track towards achieving your goals.