UK Mortgages for Doctors:Top 20 Questions answered

Key Findings

• Doctors often worry about how overtime, locum work, and training contracts are treated in mortgage applications – the good news is most lenders will consider them.
• Specialist lenders and professional mortgage products can help doctors borrow more, even with complex income structures.
• Deposits typically start from 5%, but 10% or more opens up better deals.
• Student loans only slightly impact borrowing power.
• Working with a specialist mortgage broker who understands doctors’ unique career paths can improve your chances of approval and secure better rates.

Doctors face unique challenges when buying a home: irregular income, training contracts, and frequent job changes. But at the same time, lenders see doctors as low-risk professionals with stable long-term careers. This means with the right guidance, getting a mortgage as a doctor can be much smoother than you think.

Here are the 20 most common questions doctors ask about mortgages – with clear answers:

Income & Affordability

1. Will my overtime, banding, and allowances count towards my mortgage affordability?

Yes. Most high street lenders will include these, especially if you can back them up with payslips or a P60. Some may count 100%, others 50–75% depending on how regular they are.

Use our Mortgage Affordability Calculator to get an estimate.

2. Can I include income from locum work or private practice in my mortgage application?

Yes, if you can show a steady history. Lenders usually like to see 6–12 months of consistent income. Payslips, bank statements, or tax returns will help prove it.

3. How much extra income history do I need to show?

For employed locum shifts, about 6 months’ payslips is common. For self-employed or private work, most lenders ask for 1–2 years of tax returns, though specialist lenders can be more flexible.

4. I’m on a training contract – will lenders accept that, or do I need a permanent role first?

Good news: lenders understand doctors’ career paths. Many accept fixed-term training contracts, provided your progression is clear.

5. If my contract is about to change (for example, becoming a registrar or consultant), can lenders consider my future earnings?

Yes, some lenders will use your new signed contract or offer letter, even before you start, to assess your borrowing power.

Career & Contract Concerns

6. Can I get a mortgage if I’ve just started my foundation year or rotation?

Yes. Rotations are expected in medicine, and lenders are aware of this. Your contract and future placement evidence is usually enough.

7. Are junior doctors treated differently from consultants or GPs?

Consultants and GPs may be seen as lower risk due to income stability, but junior doctors can still get mortgages. The key is working with a broker who understands medical careers.

8. I move hospitals a lot – will that affect my mortgage application?

Not usually. What matters more is consistent income and a good credit record. Frequent hospital moves are part of a doctor’s career path.

9. As a newly qualified GP partner or self-employed consultant, how many years of accounts do I need?

Generally 2 years, but some lenders will accept 1 year if you were previously salaried. Read more about self-employed mortgages.

10. What if I don’t have 2–3 years of self-employed history yet?

You still have options. Certain lenders will consider just your first year’s accounts or an accountant’s forecast.

Deposit, Borrowing Limits & Costs

11. How much deposit do I realistically need as a doctor?

You can start with as little as 5%, but 10% or more gives you access to better rates and wider choice. Learn more in our guide to first-time buyer mortgages.

12. Are there special mortgage products or discounts for NHS staff and doctors?

Yes. Some lenders offer “professional mortgages” designed for doctors, with higher borrowing multiples and flexible terms.

13. Can I use a gifted deposit from family alongside my NHS income?

Absolutely. Lenders just need a signed letter confirming it’s a gift, not a loan.

14. Will my student loan payments affect how much I can borrow?

Only slightly. Student loan deductions lower take-home pay, but they rarely prevent mortgage approval.

Mortgage Types & Future Planning

15. Can I get a buy-to-let mortgage if I’m still in training or working locum shifts?

Yes, though most lenders prefer you to own your own home first. Some specialist lenders will make exceptions for doctors. Check our Buy-to-Let Mortgage Guide.

16. Do I qualify for first-time buyer or key worker schemes?

Yes. Doctors are classed as key workers and can access government schemes like shared ownership and First Homes.

17. How much can I borrow based on my current salary plus overtime?

Usually 4.5–5.5 times your income. Some professional mortgages for doctors go higher.

Try our Mortgage Affordability Calculator to get a quick estimate.

18. Should I choose a fixed rate mortgage or a tracker if my income might rise quickly?

Fixed rates give stability, which many doctors prefer during training. Trackers can be cheaper if rates fall, but payments can vary. Explore our remortgage options when your deal ends.

19. Do I need a specialist broker who understands doctors’ incomes?

It’s highly recommended. A specialist broker knows which lenders will consider all your income sources. At WIS Mortgages, we’ve helped many doctors secure tailored mortgage deals. Call us on 020 3011 1986 or explore our mortgage services.

20. If I plan to go fully private in a few years, will I need to remortgage?

Not right away. When your current deal ends, your private income will be assessed at that stage. A broker can help you plan ahead.

Why Use a Specialist Mortgage Broker for Doctors?

Doctors often juggle multiple income sources, fixed-term contracts, and career progression – factors that can confuse standard lenders. A specialist mortgage broker understands this landscape and can:

• Present your full financial picture clearly to lenders.
• Negotiate better borrowing terms tailored to medical professionals.
• Save you time by knowing which lenders accept overtime, locum, and private work.

Learn more about our specialist mortgages.

Extra Tips for a Smooth Application

• Keep your credit history clean and manage debts like car finance carefully.
• Stay on the electoral roll to verify your address.
• Gather all documents in advance: payslips, bank statements, tax returns.
• Set a realistic monthly budget for repayments.
• Consider offset mortgages if you hold savings.
• Stay in touch with your estate agent and broker to keep the process moving.

Final Thoughts

Doctors may have complex income patterns, but your profession is highly valued by lenders. With a strong career path, rising earnings, and low default risk, you’re seen as an attractive borrower.

By working with a broker who specialises in doctors’ mortgages, you can make sure your full income is taken into account, your application is structured properly, and you secure the best deal for your situation.

Ready to take the next step? Speak to WIS Mortgages today – your specialist broker for doctors and medical professionals.

Important FCA Warning

As a mortgage is secured against your home, it may be repossessed if you do not keep up the mortgage repayments.

*Important Information- Your home may be repossessed if you do not keep up repayments on your mortgage.
This guide is for general information purposes only and does not constitute financial or mortgage advice. Always seek independent, regulated advice based on your individual circumstances. Product availability, eligibility criteria, and terms may change. Information is correct as of September 2025*