Halal Mortgage Calculator

Compare every FCA-regulated Home Purchase Plan provider in the UK at your deposit. Monthly payments, rental rates, fees, stamp duty and how fast you own your home. No interest, no guesswork.

4 regulated providers compared · Rates checked 12 September 2026 · Bank Rate 3.75%

Your home and deposit

Set the numbers. We work out your finance-to-value band and show what every provider would charge at that band.

£

UK average asking price is around £370k, first-time buyer average around £260k. Use your own number.

£15% deposit

Still saving? Plan your deposit with the halal savings calculator.

Fixed rental rate period
30 years
I am
Property location

Cheapest monthly payment at your deposit

£1,590/ month

With Offa at 5.80% fixed for 2 years on £255,000 of finance (85% finance-to-value).

First payment split: rent on the provider's share vs buying it out£1,233 rent · £357 acquisition
Your share of the home after the fixed period17.9%
ProviderRateMonthlyFeesOver fix

Ranked by monthly payment on published rates. Ranking is never for sale. "Over fix" is every payment during the fixed period plus product and application fees. Providers greyed out do not lend at this deposit, location or amount. Your own offer depends on affordability, credit history and the property.

Book a Home Buying Plan call · £149 → Read the full halal mortgage guide →

Educational tool. Ziyad Finance is not a mortgage adviser and does not arrange home finance. Provider links go to the provider's own site.

How your ownership grows

Every payment buys more of the provider's share. Rent falls as your share rises. Hover the chart for the year-by-year position.

Your share of the homeProvider's share
After the fixed period, assume a rental rate of %

Published follow-on rates: Gatehouse SVR 7.25%, StrideUp variable 7.99% (Bank Rate + 4.24%), KFH Bank Rate + margin. Offa does not publish one. Most people re-fix or switch product before reverting.

Cash you need on completion

Deposit, stamp duty and typical fees for a first-time buyer in England.

Deposit£45,000
Stamp Duty Land Tax£0
Provider product and application fees£648
Valuation, legal and survey (typical)£2,500
Total upfront£48,148

Stamp duty uses the rates in force for England and Northern Ireland from 1 April 2025: 0% to £125,000, then 2% and 5%. First-time buyers pay nothing up to £300,000 and 5% on £300,001 to £500,000 (no relief above £500,000). Scotland uses LBTT and Wales uses LTT. With a Home Purchase Plan the provider's share is exempt from double stamp duty under the alternative finance rules.

Total cost of the plan over the full term at your selected fix, then the assumed rate: £0. Total rent paid: £0. That is what a bigger deposit or an earlier buy-out saves you.

Every UK halal mortgage provider, compared

The full picture for UK residents buying a home to live in. FCA-regulated Home Purchase Plans only. Rates checked 12 September 2026.

ProviderMax finance-to-valueWhereFinance size2yr fixed from5yr fixed fromFeesIncome multipleStructure and Shariah board
Not shown, and why. Al Rayan Bank stopped taking new home finance applications from UK residents and now serves only customers based in the Gulf states (existing UK customers keep their plans). Nomo (BLME) finances UK property, including in Scotland, but only for residents of the GCC, at up to 75% finance-to-value from £100,000. Habib Bank Zurich (Sirat) finances buy-to-let and commercial property only. QIB UK is private banking. UBL UK has no live home purchase product. Pfida, Wayhome, Keyzy, Yourhome and Heylo offer part-buy or rent-to-own schemes that are not FCA-regulated Home Purchase Plans, so you do not get FCA conduct protections or Financial Ombudsman access. Pfida is Shariah-certified but runs a long waiting list and asks for 15% to 20% equity. We do not compare unregulated schemes here.

How a Home Purchase Plan works

Every regulated UK provider uses the same three-part structure. It is co-ownership plus a lease, not a loan.

1 · Buy together

You and the provider buy the home

Your deposit is your share. The provider pays the rest and owns that share. Both names sit behind one legal title held on trust, so you are the registered owner and occupier from day one. This is the diminishing musharaka part.

2 · Pay rent, buy shares

One monthly payment, two parts

Rent on the provider's share (ijara) plus an acquisition payment that buys a slice of it. The calculator splits your first payment above. As your share grows, the rent portion shrinks.

3 · Own it outright

Buy the final share, the lease ends

At the end of the term, or earlier if you overpay (10% a year is allowed fee-free with Gatehouse), the provider transfers its last share to you. No interest was charged at any point. Rates are benchmarked so they stay competitive, which scholars accept as long as the contracts stay a real sale and lease.

Go deeper before you apply

The questions people ask right after they run the numbers.

Free

Saving for the deposit first?

Most people who run this calculator are one to three years from buying. Model the monthly amount you need at today's best expected profit rates from FCA-regulated Islamic banks, and watch what reaching the next deposit band does to the payment above.

Open the halal savings calculator →
£149 · 60 minutes

Want it worked out for you?

Self-employed, gifted deposit, new build, buying with family, or torn between a bigger deposit and buying sooner. We run your numbers before the call, then you get a one page written plan within 48 hours. Education, not advice, and 10% of the fee goes to the National Waqf Fund.

Book the Home Buying Plan call →

Stop guessing what a halal mortgage will cost you

You now know the number. The next decision is whether to buy at this deposit or wait for the next band, and that one is worth an hour.

Book the Home Buying Plan call · £149

The share link keeps your numbers, so whoever you are buying with sees exactly what you see. Free to use, no sign-up, educational guidance only.

Halal mortgage questions, answered

Short answers. The long versions are in the guide.

Is a halal mortgage the same as a Home Purchase Plan?
Yes in everyday use. Providers call the product a Home Purchase Plan (HPP) because there is no loan and no interest. You and the provider buy the home together, you pay rent on the share you do not yet own, and you buy their share over time. Regulated HPPs sit under the same FCA conduct rules as mortgages (MCOB), so you get the same protections, including the Financial Ombudsman.
Which providers offer halal mortgages to UK residents right now?
Four FCA-regulated providers accept new UK-resident applications in September 2026: Gatehouse Bank (up to 95% finance-to-value, England and Wales, direct or via broker), StrideUp (up to 90%, England only, direct or via broker), Offa (up to 95%, England and Wales, launched February 2026) and Kuwait Finance House PLC (up to 70%, minimum £250,000, London, Home Counties, Manchester and Milton Keynes). Al Rayan Bank no longer takes new UK-resident home finance customers.
How much deposit do I need?
From 5% with Gatehouse or Offa, 10% with StrideUp (15% for a new build house, 20% for a new build flat), and 30% with KFH. Deposit size sets your rental rate band. In September 2026, moving from a 5% deposit to 20% cuts the rate from about 6.8% to 6.9% down to about 5.7% to 6.2%. Gifted deposits from family are accepted by all three mainstream providers.
Is the rental rate just interest with a different name?
The rent is the price of using the share of the property the provider owns, not a charge on money lent. The contracts are a real purchase and a real lease, certified by each provider's Shariah board (Amanah Advisors for StrideUp and Offa, Gatehouse's own Shariah Supervisory Board). Providers benchmark the rent to market rates so they stay competitive. Scholars accept benchmarking as a pricing reference provided the structure itself stays free of riba. If the benchmarking bothers you, that is a question for your own scholar, not something this tool can settle.
Are halal mortgages more expensive than conventional mortgages?
Usually a little. Best two-year fixed rental rates at 80% finance-to-value are about 5.7% to 6.2% in September 2026, against about 4.6% for the cheapest conventional two-year fixes. Product fees are similar (£499 to £1,249). On a £300,000 home over 30 years the gap is about £160 a month with a 20% deposit and about £300 with a 10% deposit. It narrows as the deposit grows, and Gatehouse's fee-free refinance range narrows it further for people switching from a conventional mortgage.
Do I pay stamp duty twice because the bank buys the home too?
No. The alternative property finance rules in the Finance Act 2003 treat a Home Purchase Plan the same as a mortgage for stamp duty, so tax is charged once on the full price and you pay it. First-time buyer relief applies in the normal way in England and Northern Ireland (nothing to pay up to £300,000).
Can I get a halal mortgage in Scotland or Northern Ireland?
Not from a regulated provider open to UK residents as of September 2026. Gatehouse and Offa cover England and Wales, StrideUp covers England only, and KFH covers London, the Home Counties, Manchester and Milton Keynes. Nomo finances property in Scotland but only for residents of the Gulf states. If this changes we will update the calculator on the date shown at the top.
Can I overpay or settle early?
Yes. Gatehouse allows 10% of the outstanding finance a year (minimum £2,000) with no charge, and applies early payment charges of 1% to 3% during the fixed period if you go beyond that. StrideUp and Offa have annual allowances with early buyout charges of 1% to 5% during the fix. Outside the fixed period you can generally settle without a charge, apart from small admin fees.
How accurate is this calculator?
Payments use the same amortising formula the providers' own calculators use, on the rates each provider published for new customers on the date shown at the top. We reproduce StrideUp's and Offa's own calculator outputs to the pound. Your actual rate depends on affordability, credit history and the property, so treat this as a comparison tool, not an offer.

Methodology

Rental rates are the standard purchase rates each provider published for UK residents on 12 September 2026: Gatehouse Bank HPP Product Guide HPPPG040926V1 (effective 4 September 2026), StrideUp's quick rate finder on strideup.co (product fee £1,249, variable rate 7.99%), Offa's HPP product list and Tariff of Charges v3 (3 February 2026), and Kuwait Finance House PLC's owner-occupied product sheet dated 7 April 2026. Monthly payments are calculated on an acquisition-and-rent (amortising) basis. Stamp duty figures use HMRC, Revenue Scotland and Welsh Revenue Authority rates current at the date above. Bank Rate 3.75% (Bank of England, 30 July 2026; next decision 17 September 2026). Rates change frequently. Always confirm with the provider before relying on a figure.

Important

Ziyad Finance provides educational information and is not a financial or mortgage adviser. This tool does not arrange, advise on or recommend any Home Purchase Plan, and Ziyad Finance receives no fee from any provider named on this page. Provider links take you to the provider's own website. Home Purchase Plans are secured on your home. Your home may be repossessed if you do not keep up payments under your Home Purchase Plan. Shariah compliance is based on each provider's own certification; verify with your own scholar if unsure.

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