Securing a £1.2M Mortgage for a Client with Bonus Income (Case Study)

This mortgage case study is based on a real client scenario. Details have been simplified to protect client confidentiality.

At higher loan levels, securing a mortgage is rarely straightforward, even for high earners. In this case, we helped a London-based professional secure a £1.2 million mortgage, where a significant portion of their income came from bonuses.

For many borrowers, especially in London, understanding how bonus income is assessed for a mortgage can have a major impact on borrowing potential.

Quick summary

• £1.2M mortgage approved using full income structure
• Bonus income fully recognised by the right lender
• Borrowing increased by selecting appropriate lender criteria
• Specialist mortgage advice for high earners made the difference

High earners are often limited not by income, but by how that income is assessed.

The situation

Our client was a senior professional based in London with a strong overall income package.

However:

• A large portion of their income came from annual bonuses
• Their base salary alone limited borrowing potential
• They had received mixed signals from lenders

They wanted to:

• Maximise borrowing potential
• Secure a competitive mortgage rate
• Ensure their full income, including bonus, was properly recognised

The challenge: how bonus income is assessed

A key issue in this case was how lenders treat bonus income for mortgage purposes.

Common questions included:

• Does a bonus count as income for a mortgage?
• Does bonus count as income for mortgage affordability?
• Can lenders include bonus in gross income for a mortgage?
• How do lenders calculate bonus income for a mortgage?

The reality is:

Not all lenders treat bonus income the same way.

In many cases:

• Bonus income is capped
• Only a percentage is used
• Some lenders require a 2–3 year average
• Others may ignore bonus income entirely

This directly impacts bonus income mortgage qualification. The same income can produce very different borrowing outcomes depending on the lender.

What we did

We reviewed the client’s full income structure and identified lenders that take a more flexible approach to bonus income mortgage applications.

This included:

• Selecting lenders that allow bonus to count as income for mortgage affordability
• Structuring the application to include bonus in gross income where appropriate
• Comparing how different lenders calculate bonus income for mortgage purposes
• Positioning the case clearly for underwriting

By focusing on lender fit, we ensured the client’s full income profile was properly recognised. In many cases, choosing the right lender can increase borrowing by hundreds of thousands.

The result

The client successfully secured a £1.2 million mortgage aligned with their full income profile.

Key outcome:

• £1.2M mortgage approved
• Bonus income fully factored into affordability
• Suitable lender selected first time
• Property purchase able to proceed smoothly

Oportfolio insight

Across London and the South East, we regularly see high earners under-assessed by lenders.

In many cases:

• Income is strong
• Deposit is sufficient
• But borrowing is limited due to how income is treated

The difference between lenders can be substantial, even when rates appear similar.

Why this matters for high earners

If your income includes:

• Bonuses
• Commission
• RSUs or equity
• Multiple income streams

Then lender choice becomes critical. Understanding whether a bonus counts as income for a mortgage, and how it is assessed, can significantly affect your borrowing. At higher borrowing levels, small differences in income treatment can result in major differences in mortgage outcomes.

Need help structuring a high-value mortgage?

If you’re earning a high income but want to understand how much you could realistically borrow, we can help. We’ll assess your full income structure and match you to lenders that reflect your true affordability.

If you’re unsure how much you could borrow, or are interested in learning more about mortgage for high earners, see our guide on how much you can borrow for a mortgage.

Book a confidential mortgage review with Oportfolio Mortgages and get clarity before you apply.

Related guides

You may also find these helpful:

• What salary do I need for a £1 million mortgage
• How much can I borrow for a mortgage
• Latest UK mortgage market update

FAQ: Securing a Mortgage with Complex Bonus Income