Commercial Mortgages in Edinburgh

In Edinburgh, we arrange commercial mortgages across all commercial property types including grade a office, build-to-rent, retail, student accommodation, and mixed-use buildings. The Edinburgh market has particular depth in grade a office properties, driven by the city's financial services sector. Lenders familiar with the Scotland market are comfortable lending on properties ranging from small units to substantial investments. We also arrange specialist asset finance for care homes, hotels, medical centres, and licensed premises in Edinburgh.

Edinburgh offers average commercial property yields of 5.2%, which reflects the city's premium market status, where lower yields are compensated by stronger capital growth prospects and lower investment risk. Over the past five years, commercial property values in Edinburgh have grown by 28.5%, while rental growth of 21.5% demonstrates the income appreciation potential. This combination of yield and growth makes Edinburgh a compelling location for mortgage-backed commercial property investment.

Edinburgh attracts interest from high street banks, challenger banks, and specialist commercial lenders. Very strong appetite for all quality assets. Premium location commands competitive terms. Our panel includes lenders with specific expertise in Scotland properties who understand local market dynamics and occupier demand. For Edinburgh's grade a office market, we typically approach four to six lenders to ensure competitive terms. Our broker role ensures you access the best available rates and structures for your specific Edinburgh property investment.

Commercial mortgages are assessed on both the borrower's financial strength and the property's income-generating potential, whereas residential mortgages focus primarily on personal income and affordability. For commercial applications, lenders examine business accounts, cash flow, profitability, sector risk, and the financial positions of directors and guarantors. For investment properties, rental coverage — typically 125% to 140% of mortgage costs at a stressed interest rate — is the primary metric. Commercial valuations are far more detailed, considering tenant covenant strength, lease terms, rent review mechanisms, dilapidations risk, and the property's marketability. The entire underwriting process is manual and individually assessed, rather than automated as with most residential lending.

Most commercial mortgages require a minimum deposit of 25% to 30%, translating to a maximum loan-to-value of 70% to 75%. The exact requirement depends on several factors: owner-occupied businesses with strong financials and long trading histories may achieve 75% LTV from supportive lenders, while investment properties with shorter leases or weaker tenants may be capped at 60% to 65% LTV. Specialist property types — hotels, care homes, pubs, and petrol stations — typically attract maximum LTVs of 60% to 65% because they have limited alternative use and a smaller pool of potential buyers if the lender needs to realise their security.

An owner-occupied commercial mortgage is for a property where your business will trade from the premises — you are both the borrower and the tenant. An investment commercial mortgage is for a property you are purchasing to let to a third-party tenant and generate rental income. The key differences in lending terms are: owner-occupied mortgages are assessed primarily on your business's financial performance and ability to service the debt, while investment mortgages focus on the rental income, tenant quality, and lease terms. Owner-occupied loans may offer slightly higher LTVs and lower rates because the lender has the comfort of your business's ongoing commitment to the property.