How Much Deposit Do I Need for a Second House?

Purchasing a second home is an exciting milestone, whether it’s for investment purposes or as a vacation retreat. However, one of the most pressing questions potential buyers face is: “How much deposit do I need for a second house?”

This comprehensive guide will walk you through the intricacies of securing a deposit for your second home, exploring various funding sources, and understanding the potential financial implications.

How Much Deposit Do I Need for a Second House Mortgage?

The deposit required for a second house generally ranges from 15% to 25% of the property’s value, generally higher than the first home deposit. This is because lenders consider second homes as riskier investments due to a higher likelihood of defaulting on payments.

However, the exact amount required can vary depending on several factors such as your credit score, income, and the type of property you are purchasing.

  • Conventional Loans: Typically, lenders require a 20% deposit for a second home. This ensures you have enough equity in the property, reducing their risk.
  • High-Value Properties: For luxury or high-value properties, expect the deposit requirement to be closer to 25%.
  • Credit Score and Financial Health: A strong credit score and solid financial health might allow you to negotiate a lower deposit, sometimes as low as 10%.

A higher credit score and stable income may lead to a lower deposit requirement. Additionally, certain types of properties such as vacation homes or rental properties may have stricter deposit requirements.

It’s essential to consult with multiple lenders and compare their terms before deciding on a particular mortgage option for your second home. Having a good understanding of your financial situation and potential funding sources will also help you negotiate better terms with lenders.

Funding Sources for Second Home Deposits

Saving up for a second home deposit can be challenging, especially if you already have a mortgage on your primary residence. It’s crucial to consider where your deposit will come from. Here are some potential funding sources to consider:

  • Savings: The most straightforward approach is using personal savings. This means no additional debt and gives you clear ownership of your deposit.
  • Equity from Primary Residence: You can also use the equity in your primary home to fund the deposit. This involves taking out a second mortgage or home equity loan on your current property. This can be an efficient way to secure a larger deposit without depleting savings.
  • Gifts or Inheritance: If you receive financial assistance from family members or inherit money, you may use it towards the deposit. Ensure any gifts meet lender requirements, as they may require a gift letter.
  • Investments and Assets: Selling off investments, such as stocks or other properties, can provide funds for the deposit.

It’s crucial to carefully consider each option and its potential impact on your financial stability before making a decision. Keep in mind that lenders may have specific requirements for using certain funding sources, so be sure to discuss this with them beforehand.

Using Equity as a Deposit for a Second Home

Using equity from your primary residence is a popular option for funding a second home deposit. Here’s how it works:

1. Assess Your Home’s Current Value: Get a valuation to determine how much equity you have.

2. Consult with Your Lender: Discuss remortgaging options with your current lender or seek advice from a mortgage broker.

Home Equity Loan

This type of loan allows you to borrow against the equity in your home and use it as a deposit for your second property. You can choose between a fixed or variable interest rate, and the loan is typically paid off over a set period.

Home Equity Line of Credit (HELOC)

Unlike a lump-sum loan, a HELOC operates like a credit card, allowing you to withdraw funds as needed. This can offer flexibility if you’re unsure of the exact deposit amount.

Second Mortgage

Unlike a home equity loan, a second mortgage is an additional loan on top of your existing mortgage. It allows you to access funds from the equity in your primary residence without refinancing your first mortgage. The interest rates for a second mortgage are generally higher than those for a home equity loan.

3. Consider the risks: It’s essential to understand the potential risks and benefits before pursuing this route.


  • Home equity loans typically have lower interest rates than other forms of credit, making them a more cost-effective option.
  • By using home equity, you can avoid tapping into your savings or taking out additional debt.
  • Depending on the current market value of your home, you may be able to secure a larger deposit compared to using only personal savings.


  • You are putting your primary residence at risk by borrowing against its equity. If you default on the loan, you could potentially lose your home.
  • Interest rates may increase over time, making the loan more expensive than originally anticipated.
  • Depending on market conditions, the value of your primary residence may decrease, leaving you with less equity to use for a deposit.

It’s vital to carefully assess your financial situation and ability to repay before using home equity as a deposit. Consult with a financial advisor or lender to determine if this is the best option for you. Remember that there are always risks involved when borrowing against an asset, so it’s essential to proceed with caution.

Can You Buy a Second Home with Zero Deposit?

Buying a second home with zero deposit is extremely rare and generally not recommended. Most lenders require a minimum deposit to mitigate their risk.

There might be some niche financing options or specialised lenders, but they often come with high interest rates and stringent conditions.

How Does Buying a Second Home Impact Tax?

Purchasing a second home comes with its own set of tax implications:

  • Stamp Duty Land Tax (SDLT): You’ll pay higher rates of SDLT on additional properties. As of 2024, there’s a 3% surcharge on top of the standard rates for any additional property4. For example, if the standard rate is 5%, you’d pay 8% on a second home.
  • Capital Gains Tax (CGT): If you sell your second home for a profit, you may owe CGT on the gain. This tax applies to the difference between the sale price and the purchase price, minus allowable expenses and your annual CGT allowance.
  • Income Tax: If you rent out your second home, the rental income is subject to income tax. You can offset some costs, such as mortgage interest and maintenance expenses, against this income.

Frequently Asked Questions

1. Can I use my 401(k) for a deposit on a second home?

Yes, some retirement plans allow withdrawals for home purchases. However, consider the tax implications and potential penalties.

2. Does my debt-to-income ratio affect my ability to get a second home mortgage?

Absolutely. Lenders assess your debt-to-income ratio to ensure you can manage additional mortgage payments.

3. Is it easier to get a second mortgage if my first home is paid off?

Yes, having your first home paid off can improve your financial profile, potentially making it easier to secure a se

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