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You pay us nothing for the advice, the mortgage application or any of the work in between.
The fact that the mortgage lender pays us has no bearing on the rate or deal we recommend. Our job is to find you the right mortgage. That’s what we’re paid to do.
No advice fee. No application fee. No fee on completion. We’re paid by the lender and we’re FCA regulated, so the advice is held to the highest professional standards.
Lewisham’s property market spans enough ground, from the Georgian fringes below the heath to Deptford’s post-war flatted estates, that where you buy and what you buy shapes your mortgage options as much as your income does.
Brockley draws younger professional couples making a first house purchase, attracted by the conservation area streetscape, period terraces, and Overground access. Competition is real, and the homes here are priced accordingly, sitting broadly in the mid-range of the borough.
Grove Park is where families looking for more space on a tighter budget tend to land. The 1920s and 1930s semi-detached stock averages around £435,000, roughly a third below Blackheath, and Southeastern rail services make London Bridge workable. The trade-off is a longer commute and less of the borough’s urban energy.
Catford is gaining ground with first-time buyers and upsizers drawn by the interwar housing stock and ongoing town centre regeneration. Flood risk along the Ravensbourne corridor is a material consideration, so checking the Environment Agency flood map before you make an offer is worth doing, not after.
Leasehold flats account for over half of all Lewisham sales, so lease length is the first thing to check on any flat purchase. Most lenders require at least 70 to 85 years remaining at application, and extension costs rise sharply once you fall below 80 years. If the lease is under 90 years, try to negotiate a simultaneous extension as part of the purchase rather than inheriting the problem. Ground rent clauses and onerous service charge provisions are also worth asking your conveyancer to scrutinise early, before you are committed.
Ex-local authority flats are common in Deptford, New Cross, and parts of Lewisham town centre. Mainstream lenders will generally consider ex-LA stock in lower-rise blocks, but taller blocks face a significantly restricted lender panel. On taller purpose-built blocks, buildings over 18 metres with cladding generally need an EWS1 form, and 11 to 18 metre buildings need one where risk factors are present, before most lenders will proceed. Without a satisfactory rating, your options narrow to specialist lenders or a cash purchase. Raising this with your solicitor at the outset saves time later.
Victorian and Edwardian terraces in Brockley, Ladywell, and Forest Hill are standard brick construction and present no unusual lender hurdles as a category. Surveys on these properties should look at chimney condition, original timber floors, and gardens backing onto railway embankments, where Japanese knotweed occasionally appears.
The borough-wide average sits at £490,000 (ONS/HM Land Registry, April 2026, provisional), around £63,000 below the London average. For first-time buyers, the average purchase price is £434,000. A one-bedroom flat can be found from around £280,000 in the more affordable parts of the borough, rising to over £420,000 closer to Blackheath. A three-bedroom terrace starts at roughly £490,000 and climbs past £760,000 in the most competitive streets.
At a standard 4.5x income multiple, a £434,000 purchase with a 10% deposit means borrowing £390,600, which requires a household income of around £86,800. Some lenders extend to 5x income or higher for qualifying professionals, which shifts that threshold meaningfully. Getting clarity on which lenders will stretch for your income profile is one of the more valuable things mortgage advice in Lewisham can deliver.
Lewisham rewards buyers who do the groundwork on lease length and property type before they fall in love with a flat.
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We’re used by clients across London and the wider UK, with 1,600+ verified 5★ Trustpilot reviews. You can read our independent reviews from people we’ve arranged mortgages for, which gives a good sense of how we work.
We compare around 14,000 mortgage products from more than 99 mortgage lenders, including high street banks and specialist lenders. London has its own mix of property types — period conversions, ex-local authority flats, Victorian terraces and new build towers are all assessed differently by lenders.
It’s not just about finding a rate. It’s about placing your mortgage with the right lender first time.
We don’t favour any one lender. With access to over 99 lenders, we’re spoilt for choice. We match your mortgage application with the lenders whose criteria best fit your circumstances. From your first enquiry through to your mortgage offer, you’ll have a qualified mortgage adviser managing the entire process, not a faceless call centre.
| Feature | YesCanDo Money | Typical Broker |
|---|---|---|
| Broker fees | £0 | £300–£700 |
| Whole-of-market access | ✅ 99+ lenders | Not always — many use a limited panel |
| Mortgage products | ✅ 14,000+ | Restricted to their panel (Typically 10-60 lenders) |
| Dedicated adviser | ✅ Yes | Often passed between staff |
| Application handling | ✅ Fully managed | Varies by firm |
| Updates throughout | ✅ Proactive | Often only when chased |
| Communication | ✅ Phone, Email, Video & WhatsApp | Phone or email only |
| Trustpilot rating | ✅ 5/5 Stars - Rated Excellent | Industry Standard 4.1 out of 5 |
| Fee on completion | ✅ None | Some charge on top of lender commission |
Mortgage rates move regularly and the best deal for you depends on your deposit, the property and your circumstances. The rates below give a live snapshot of what’s available at 80% loan to value, but the headline rate is only ever part of the picture. We’ll compare the true cost across 99+ lenders and match your mortgage application to the one most likely to accept it.
THE SITUATION
A paralegal and a games developer, working in Canary Wharf and Shoreditch, had their eye on a two-bedroom Victorian terrace on Wickham Road in Brockley. The asking price was £420,000. With a 10% deposit of £42,000, they needed a loan of £378,000 against a combined income of £80,000. That is a multiple of 4.72x, above the standard 4.5x ceiling most high-street lenders apply.
THE CHALLENGE
Their income was straightforward PAYE, but the multiple meant most standard products were out of reach. Their tenancy was due to expire within six weeks, making the timeline tight. They needed a lender with an enhanced income multiple policy and a track record of moving quickly.
WHAT WE DID
We matched them to a lender with a professional enhanced multiple policy that accommodates loans up to 5x income or higher for applicants with clean credit and stable employment. At 4.72x and a rate of 5.08%, the application was structured around their verified income from the outset, avoiding any underwriting delays. We flagged the tenancy deadline at submission to ensure the case was prioritised.
THE OUTCOME
Formal mortgage offer arrived in 7 days, well inside their tenancy deadline, and they completed on the Wickham Road terrace without the scramble they had feared. They paid no broker fee throughout.
THE SITUATION
A book editor owned a Victorian terrace in Brockley, valued at £650,000 with £365,000 remaining on her mortgage. Her fixed rate was expiring, and she wanted to raise £41,000 at the same time to clear the home-improvement loan from last year’s kitchen renovation, which was costing £879 a month at 10.4% over its five-year term.
THE CHALLENGE
Her existing lender offered a product transfer at 5.38%, which seemed convenient but could not include the capital raise, leaving the expensive loan running alongside it. A full remortgage to a new lender looked more promising but needed the numbers tested honestly, including the fact that debt moved onto a mortgage runs over a longer term unless overpaid.
WHAT WE DID
We compared the product transfer on the existing £365,000 balance against a full remortgage of £406,000 with a new lender at 4.65% over 25 years. The transfer at 5.38% meant £2,213 a month with the £879 loan payment continuing on top. The full remortgage came to £2,291 a month all-in: £78 more than the transfer on her old balance, in place of £879. We were straight with her that stretching the debt over the mortgage term costs more interest unless overpaid, and she set an overpayment to match part of the freed cash. The mortgage offer came back in 24 days.
THE OUTCOME
She remortgaged at 4.65%, cleared the 10.4% loan entirely, and her monthly outgoings fell by around £800, with an overpayment plan keeping the long-term cost honest. No broker fee.
THE SITUATION
A town planner and her partner, a plumber, were selling their two-bedroom flat in Ladywell and buying a three-bedroom Victorian terrace in Forest Hill for £440,000. Their circumstances were straightforward, but the timing was tight: their buyer’s own mortgage offer had a hard expiry date at the end of the month, and losing it would have collapsed the chain.
THE CHALLENGE
They had £145,000 outstanding on a fix running at 4.27%, with an early repayment charge of £5,900 still in play. Leaving the deal meant paying that penalty. The top-up they needed, £170,000 on the new purchase, would price at 5.02% on a separate tranche. The question was whether porting and blending beat walking away and remortgaging the whole £315,000 clean.
WHAT WE DID
We modelled both routes on the full £315,000 loan over 25 years. Porting produced a blended rate of approximately 4.67%, giving monthly payments of around £1,779. A clean remortgage at 4.85% came to around £1,812 a month, and that figure ignored the £5,900 ERC on top. Porting won by roughly £33 a month and avoided the charge entirely, so we proceeded with the port and arranged the top-up tranche alongside it.
THE OUTCOME
Mortgage offer confirmed in 20 days, inside the life of the buyer’s offer, and the chain held. No broker fee.
THE SITUATION
A web developer based in Deptford wanted to purchase a two-bedroom ex-local authority flat nearby for £340,000. With a 25% deposit of £85,000, the loan required was £255,000. Expected rental income was £1,560 per month, which looked workable on paper.
THE CHALLENGE
High-street lenders applying a 145% interest coverage ratio at a 5.5% notional rate required £1,695 per month in rent. At £1,560, the purchase failed that test outright. The ex-local authority status of the block also narrowed the lender panel further, with several mainstream names declining on property type alone before the income coverage question was even reached.
WHAT WE DID
We identified a specialist buy-to-let lender comfortable with ex-local authority stock who assessed affordability at 125% ICR against the actual pay rate of 5.29%. At that threshold, the required rent was £1,405 per month. The £1,560 projected rent cleared it with room to spare. Our mortgage application was submitted promptly and the offer came through in 21 days, which gave the landlord time to finalise the tenancy agreement before completion.
THE OUTCOME
The purchase completed with a lender suited to the property type, no high-street rejections on record, and no broker fee charged.
Every mortgage situation has its own quirks. We’ll find the lender that fits. Get Free Advice →
We work with high street banks as well as specialist lenders that only accept applications through brokers. Some deals simply aren’t available if you go directly to a bank.
We tell you upfront how a lender is likely to view your mortgage application and what’s genuinely achievable. No jargon, no vague answers and no surprises down the line.
We chase the mortgage lender, deal with queries and coordinate with the valuer and your solicitor so things keep moving without it landing back on you.
We identify where your case fits before submitting anything. Self-employed earnings, contractor rates, bonus income and commission can all affect which lenders say yes.
You’ll never be left wondering where things stand. We contact you when decisions are made and flag anything that needs your attention straight away.
Phone, online meeting or WhatsApp, whatever suits you best. Most clients never need to meet us in person and the advice is exactly the same either way.
With 1,600+ five-star reviews on Trustpilot, we’re ranked among the top 10 mortgage brokers in the UK. That comes from taking every case seriously and making sure every client feels looked after from the first conversation right through to completion.
Buying your first home in London means navigating leasehold flats, shared ownership schemes and new build developments. We handle the mortgage side from start to finish, including shared ownership and Help to Buy.
If your deal is ending or you want to check you’re on the right rate, we search across 99+ lenders and handle everything. It costs nothing to find out if you can do better.
Moving home in London often means properties lenders assess very differently. Whether porting (transferring your current mortgage to your new home) or getting a new deal, we compare both options and manage everything through to offer.
London has one of the strongest rental markets in the country, with high tenant demand across every borough. Rental income calculations and lender criteria need to be right from the start.
A mortgage is a long term commitment. We advise on life cover, critical illness cover and income protection so that if something unexpected happens, your home isn’t left exposed.
Lewisham sits around 5 to 7 miles from central London and offers property prices roughly £63,000 below the London average, making it one of the more accessible routes into Zone 2 and 3 ownership. That gap has real consequences for how you structure a mortgage, which lenders will consider your purchase, and what survey findings you need to plan around.
For many buyers, yes, though what you get depends heavily on which part of the borough you land in.
Lewisham spans real contrasts. Blackheath has Georgian terraces, an expansive heath, and a village high street that genuinely earns the label. Deptford is post-industrial and still regenerating, with a creative energy that attracts younger buyers. Brockley and Ladywell sit in between: period terraces, conservation areas, and the kind of independent café scene that signals a neighbourhood mid-transition. Catford is more suburban, more affordable, and more honest about being a work in progress.
Transport is one of Lewisham’s strongest arguments. Lewisham station gives you Southeastern services to London Bridge in around 12 minutes and DLR to Canary Wharf in approximately 17 minutes. Brockley, Forest Hill, and Honor Oak Park sit on the Overground with connections to Canada Water and London Bridge. For buyers who work in the City, Canary Wharf, or the South Bank, the commute is genuinely competitive.
Schools drive catchment pressure across Forest Hill and Blackheath in particular, and that demand feeds into prices on the streets around them. Blackheath also benefits from direct access to the heath itself, which is hard to put a number on but clearly matters to families with children. Grove Park and Catford offer more space per pound for families who need it, and both have parks and green corridors along the rivers.
The borough carries real property complexity. Over half of all sales are flats, and flats in Lewisham come with a meaningful frequency of lease, construction, and fire safety issues that can slow or block a purchase. Flood risk is a material concern in Catford and along the Ravensbourne corridor. And while prices are lower than the London average, a first-time buyer still faces an average purchase price of £434,000, which demands careful income and deposit planning.
Varied, and more sharply divided by postcode than the borough average suggests.
The borough-wide average sits at £490,000 (ONS/HM Land Registry, April 2026, provisional), but that figure masks a wide range. Blackheath averages around £647,000. Grove Park averages around £435,000. Flats average £353,920 and terraced properties average £663,718 (KFH/Land Registry data). Leasehold flats account for 52.7% of all sales, and lease length is the first thing to establish on any flat purchase. Extension costs rise sharply once a lease falls below 80 years, and with lenders typically requiring a minimum of 70 to 85 years remaining at application, a short lease can stop a purchase before it starts. Post-war ex-local authority stock in Deptford and New Cross faces a more restricted lender panel, particularly in taller blocks. Buildings over 18 metres with cladding generally require an EWS1 assessment, as do 11 to 18 metre buildings with risk factors, and where that assessment returns an unsatisfactory rating, mainstream lenders will decline and specialist options are needed.
First-time buyer prices have eased slightly, down 1.3% year-on-year to £434,000 (April 2026, provisional). New builds are rare locally, making up just 1.0% of all transactions in 2025. Where new build schemes do exist, guide prices broadly start around £400,000 to £450,000, and standard new build LTV restrictions apply from most lenders on flatted stock.
Average private rents in Lewisham reached £1,821 per month in May 2026, up 2.9% year-on-year and outpacing the London-wide increase of 2.0% over the same period (ONS Price Index of Private Rents). Gross yields run at approximately 3.8 to 3.9% (RentalYield.uk, Q1 2026), which at current buy-to-let mortgage rates means most leveraged purchases will require a deposit above 35 to 40% to pass rental stress tests. New Cross and Deptford remain the most active sub-markets for investors.
If you are looking to get a mortgage in Lewisham, or want mortgage advice in Lewisham that cuts through the property-type complexity, our fee-free advisers can walk you through your options from first contact to formal offer.
A short call to understand your situation and goals — income, deposit, the property and anything that might affect lender choice. From there we give you a clear picture of what’s realistic.
We search across the market, including lenders you can’t reach directly. Once you’re happy with the recommendation, we secure the rate, arrange an agreement in principle and submit the full application.
When the lender is satisfied, they issue the formal offer. We stay involved right through to completion, and if a better rate appears before then we’ll look at whether switching makes sense.
No charge for the initial discussion — we’ll explain the options before anything moves forward.
★★★★★ Rated Excellent · 1,600+ reviews
Buying a house is the biggest financial decision most of us ever make. So why do so many of us walk into offers armed with little more than a Rightmove
Lloyds Banking Group is launching a new mortgage that lets first-time buyers get on the property ladder with a deposit of just £5,000. The Halifax £5,000 Deposit Mortgage goes live
In a property market that has spent the last two years swinging between hesitation and urgency, the speed of your mortgage offer is no longer just a convenience. It decides
Lewisham is a borough where the mortgage question rarely starts and ends with the rate. Over half of all transactions here are flats, which means lease length, lender policy on ex-local authority stock, and EWS1 compliance on taller post-war blocks are live issues on almost every purchase. Buy in Brockley or Ladywell and you are dealing with Victorian terraces that most lenders are comfortable with. Buy a flat in Deptford or New Cross and the panel of lenders who will actually proceed can be much smaller than you expect.
We’re a family-run, FCA regulated mortgage broker, not a call centre. You deal with a real adviser throughout, someone who takes the time to understand your situation and works out the best route forward before any paperwork is started.
In a market where the right lender depends on which floor your flat is on, how many years are left on the lease, and whether the building has a satisfactory EWS1 certificate, getting that lender selection right at the start is what keeps your purchase moving. The wrong choice does not just cost you rate. It can cost you the transaction entirely.
