We compare 14,000+ mortgage deals from over 99 UK lenders, matching your application to the lenders most likely to accept it.
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Ranked among the top 10 mortgage brokers in the country.
No advice fee, no application fee, no fee on completion.
Advice held to the highest professional standards.
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.
Epsom has several distinct property markets running side by side, and which one you are buying into shapes your mortgage options considerably.
Epsom town centre (KT18) draws young professionals relocating from South West London, attracted by flat prices starting around £230,000 and a 36-minute train to Waterloo. Stock is predominantly leasehold, so lease length and ground rent terms need checking before you commit to a lender.
Epsom Downs (KT18) is the area’s most aspirational address, with detached period homes and premium new-build schemes on generous plots. Prices regularly exceed £1m, and buyers here often have complex income structures that mainstream lenders handle less flexibly.
Ewell Village (KT17) appeals to buyers who want character and a conservation area feel. Premium streets such as Ewell Downs Road have seen sales between £1.275m and £1.5m, but the high concentration of listed buildings on Church Street and surrounding roads adds genuine complexity for lenders and insurers.
Leasehold flats make up a significant share of town centre stock, and lease length is the first thing any adviser will check. Most high street lenders require at least 70 to 85 years remaining at the end of the mortgage term. Older converted flats in the KT18 core can fall short of that threshold, which narrows your lender options sharply. Ground rent terms are equally important: leases where ground rent doubles more frequently than every 20 years remain problematic for many lenders following post-2022 reforms. New-build flat valuations are a separate risk worth flagging early. With flat prices in Epsom showing no meaningful growth year-on-year, down-valuations on off-plan reservations are a realistic outcome, and our mortgage advisers will manage that expectation before you submit an application.
Listed buildings are concentrated in Ewell Village, particularly along Church Street. Standard lenders will often lend on Grade II listed properties, but valuers will flag condition and the cost of compliance with listed building consent requirements. Specialist buildings insurance is recommended rather than assumed, and a fuller structural survey is often worth considering depending on the property’s age and condition.
Flats average £308,829 and semi-detached homes £624,242 (Rightmove, 2025/2026). First-time buyers paid an average of £423,000 in April 2026, more than 50% above the UK first-time buyer average. At the standard 4.5x income multiple, a household needs to earn around £94,000 to borrow that amount before accounting for a deposit. Our team regularly explores lenders offering 5x income or higher for professional borrowers where affordability is the primary hurdle, and joint borrower sole proprietor structures for buyers receiving family support. For detached homes in Epsom Downs above £1m, high street lenders often cap LTV at 75 to 80%, and private bank options become relevant above £1.5m or where income is bonus-heavy or self-employed.
Getting the lender match right in Epsom matters more than in many markets, and that is where a fee-free broker earns its keep.
★★★★★ 1,600+ verified reviews
We’re used by clients across Surrey 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. Surrey has its own mix of property types — stockbroker-belt detached homes, green belt villages, commuter-town newbuilds and period cottages 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 couple in their late twenties had reserved a two-bedroom flat in a boutique new-build scheme near Epsom station, priced at £355,000. They had a 10% deposit saved and were working to a developer deadline, with their reservation agreement expiring within eight weeks of approaching us.
THE CHALLENGE
The developer had offered a 4% cashback incentive at completion, which immediately reduced the LTV most lenders would accept, as cashback contributions above 5% of the purchase price trigger lender restrictions. On top of that, flat prices in Epsom had shown no meaningful year-on-year growth, making a down-valuation at formal application a genuine risk on this scheme. Finding a lender with both flexible new-build incentive policy and conservative valuation risk appetite was the core problem.
WHAT WE DID
We reviewed lenders with specific new-build flat appetite and confirmed their individual cashback policies before submitting anything. We identified a lender comfortable with the incentive structure and with a track record of accepting valuations on comparable town-centre schemes in the area. We also confirmed the lease term extended to 998 years, removing any leasehold concern from the outset.
THE OUTCOME
A mortgage offer was issued within three weeks, well ahead of the developer deadline, and the valuation came back at the purchase price. The couple paid no broker fee throughout.
THE SITUATION
An architect who ran her own small practice owned a Grade II listed Victorian semi on Church Street in Ewell Village, valued at £875,000 with £410,000 remaining. Her fixed rate was ending in three months and she wanted a better rate than her lender’s standard variable rate would offer.
THE CHALLENGE
She drew a modest salary and left significant profit retained in the company, which meant lenders assessing only salary and dividends saw a fraction of her true earnings. The listed building status narrowed the field further, as not all lenders accept Grade II listed properties as standard security without additional valuer sign-off.
WHAT WE DID
We identified lenders who assess limited company directors on salary plus net retained profit, which reflected her actual earning position and transformed the affordability calculation. We cross-checked those lenders against their listed building appetite and confirmed two strong options at her required LTV, then compared both against her existing lender’s product transfer offer.
THE OUTCOME
She remortgaged to a new lender at a rate 0.61% below the product transfer, saving approximately £208 per month. No broker fee was charged.
THE SITUATION
A couple with two children in local schools had outgrown their three-bedroom semi in West Ewell, purchased for £520,000 four years earlier. They found a four-bedroom detached on a quiet road near Epsom Downs Racecourse at £975,000 and wanted to move before the school year started. Both children were already in local schools and a long delay was not an option.
THE CHALLENGE
Their existing mortgage carried an early repayment charge of just over £7,000, with fourteen months still remaining on the fixed rate. Porting the mortgage to the new property was possible in principle, but the additional borrowing required sat with a different lender product at a higher rate. The purchase was also dependent on a three-party chain, adding timing pressure on top of the porting decision.
WHAT WE DID
We modelled the true cost of porting against paying the early repayment charge and remortgaging the full amount on a single new deal. Once the ERC was offset against the rate saving over the remaining term, breaking the existing mortgage and starting fresh came out over £4,000 cheaper across the fix period. We also worked closely with the solicitors on chain sequencing to make sure exchange dates aligned across all three properties.
THE OUTCOME
The family completed on the Epsom Downs property on schedule, with a cleaner single mortgage at a lower blended rate than porting would have produced. No broker fee was charged.
THE SITUATION
A landlord came to us looking to purchase a two-bedroom purpose-built flat close to Epsom station, priced at £340,000 with a 25% deposit of £85,000. The draw was rental demand from London commuters, with an achievable rent of around £1,600 per month.
THE CHALLENGE
As a higher-rate taxpayer, most mortgage lenders applied their toughest rental stress test to his application, requiring the rent to cover 145% of the interest payment at a notional rate of 5.5% or above. At the £255,000 loan required, the £1,600 rent fell short of that calculation with several otherwise competitive lenders, putting the loan size he needed out of reach.
WHAT WE DID
We reviewed the lender panel for those offering five-year fixed products, where stress tests are typically applied at the pay rate rather than a higher notional rate. On a five-year fix, the rental calculation cleared comfortably at the full loan amount. We confirmed the lease length and service charges met criteria before submitting.
THE OUTCOME
The mortgage completed at 75% LTV on a five-year fixed rate, with the rent covering the stress test in full. No broker fee was 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 Surrey means navigating green belt restrictions, new build estates and period village properties. We handle the mortgage side from start to finish, including shared ownership and first home schemes.
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 Surrey 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.
Surrey has a strong rental market, driven by commuter demand and proximity to London. 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.
Epsom sits in one of the most competitive commuter property markets in the South East. Getting the mortgage right here means understanding a market where prices are high, property types vary sharply by neighbourhood, and lender quirks around leasehold flats, listed buildings, and flood risk can all affect what you can actually borrow.
Epsom is a prosperous Surrey market town with a genuine centre, a racecourse on the doorstep, and a residential offer that ranges from purpose-built flats near the station to substantial period houses in Ewell Village and Epsom Downs. It feels like a proper town rather than a commuter dormitory. The trade-off is that you pay for all of it, and the entry price for anything with a garden is steep by most people’s standards.
South Western Railway runs direct to London Waterloo in 36 to 37 minutes. Southern Rail adds services to London Victoria via Sutton in around 40 minutes, and to London Bridge in 43 minutes. That three-terminal reach, covering the City, the West End, and Canary Wharf, is a genuine advantage over single-line commuter towns at comparable prices, and it is one of the main reasons buyers relocate here from South West London.
Around 95% of schools in Epsom and Ewell hold Good or Outstanding Ofsted ratings, against a national average of 90%. That pulls family buyers toward neighbourhoods like West Ewell and Stoneleigh, where the school run is walkable and the housing stock is predominantly semis and detached houses. Epsom Downs adds open space and a quieter pace, while the racecourse itself gives the area a character you do not get in most Surrey commuter towns.
The price is the catch. First-time buyers paid an average of £423,000 in Epsom in April 2026, according to HM Land Registry, which is more than 50% above the UK first-time buyer average. The flat market has shown no meaningful price growth year-on-year, which creates real resale risk for buyers purchasing new-build apartments. If you are stretching your budget to get here, the numbers need careful work before you commit.
The market splits clearly by postcode. KT19 in West Ewell is the most affordable entry point, with average prices around £506,000, mostly modern and Victorian family homes. KT17 covers Ewell Village and Stoneleigh, where conservation area streets like Ewell Downs Road and Higher Green have seen recent sales between £1.275m and £1.5m. KT18 spans Epsom town centre flats through to the premium detached houses of Epsom Downs, where the Furlongs development represents the top end of the market. Semi-detached houses averaged £624,242 and flats averaged £308,829 in 2025/2026, based on Rightmove market data. Buyers purchasing leasehold flats in town centre conversions should check lease length carefully, as anything below 85 years will restrict lender choice significantly.
Semi-detached values rose 4.4% in the year to April 2026, according to HM Land Registry. New-build flat schemes in the town centre are boutique in scale, typically 16 apartments or fewer, but flat values overall have been flat year-on-year. Down-valuations on new-build flats are a known risk in this market and worth discussing with clients before they reserve off-plan.
Average private rents in Epsom and Ewell reached £1,690 per month in May 2026, according to ONS data, which is well above the South East average of £1,418. Rental values have been broadly flat year-on-year, with less than 1% movement. Flats near the station produce the strongest yields, in the 6.0% to 6.5% range on purchase prices around £308,000, while houses sit closer to 3.2% to 3.6%. Epsom is primarily a capital growth market rather than a high-yield income play.
If you are buying in Epsom, whether as a first-time buyer, a family upsizing, or a buy-to-let investor, our mortgage advisers can help you find the right lender for your property type and income structure, with no broker fee at any stage.
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
Epsom sits at the expensive end of the Surrey commuter belt, and the numbers show it. The average semi-detached hit £624,242 in the year to April 2026, up 4.4% (HM Land Registry), and buyers stretching into Epsom Downs or the conservation streets around Ewell Village are often dealing with properties above £1m. At those prices, complex income structures and lender criteria that the high street does not always accommodate cleanly come with the territory.
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.
Epsom is not a market where picking the headline rate is enough. Between listed buildings in Ewell Village, new-build flat valuations that can come in below purchase price, and first-time buyer affordability that often requires lenders willing to go to 5x income or higher, the lender choice matters as much as the rate. We make sure both are right.
