Buy a home without riba, and know exactly what it costs.
Four FCA-regulated providers will finance a home for a UK resident in 2026. Here is what each one charges at your deposit, who they turn away, and the one line in the pricing that is worth more than everything else you can do.
Start with your number
£30,000
With Gatehouse Bank at 6.48% on £270,000 of finance over 30 years.
Indicative, based on providers' published rates on 12 September 2026. Not an offer.
A halal mortgage is not a mortgage. It is a purchase and a lease.
Providers call it a Home Purchase Plan. You and the provider buy the house together. You rent the share you do not own yet, and every month you buy a slice of it back. No money is lent, so there is no interest and no debt with your name on it.
A conventional mortgage
A Home Purchase Plan
How it runs, in three parts
Your deposit is your share. The provider funds the rest and owns that share. This is the diminishing musharaka, a partnership that shrinks.
Rent on the provider's share under a lease, plus an acquisition payment that buys a slice of it. On £270,000 at 6.48%, the first payment of £1,703 is £1,458 rent and £245 ownership.
By the end of the term the provider transfers its last slice and the lease ends. Overpaying, which Gatehouse allows at 10% a year with no charge, makes the curve steeper.
A £300,000 home, 10% deposit, 30 year term, reverting to 7.25% after a two year fix.
After the two year fix you own 12% of the house, which is £36,261 of it.
Four providers, and they do not want the same customers.
Rates and payments below follow the deposit and region you set at the top of the page. Change either and the cards re-rank, including the ones that rule you out.
Payments assume a 30 year term on your price and a two year fixed rental rate, on an acquisition and rent basis. Your own rate depends on affordability, credit history and the property.
| Provider | Max finance | Where | Finance size | Income multiple | Fees | Shariah board |
|---|---|---|---|---|---|---|
| Gatehouse Bank FRN 475346 | 95% | England and Wales | £75k to £5m | 6x to 80% FTV, 5.5x to 90%, 4.49x above | £149 + £499 (£999 above 80% FTV) | Own Shariah Supervisory Board |
| Offa FRN 1000573 | 95% | England and Wales | £60k to £1m | Up to 7x, subject to affordability | £149 + £499 (£999 above 80% FTV) | Amanah Advisors |
| StrideUp FRN 785299 | 90% | England only | £50k to £1.5m | Not published | £1,249 product fee | Amanah Advisors |
| Kuwait Finance House FRN 131818 | 70% | London, Home Counties, Manchester, Milton Keynes | From £250k | Bespoke underwriting | 0.75% of the finance | KFH Shariah Supervisory Board |
Who is not on the list, and why
Al Rayan Bank no longer takes new UK-resident home finance customers and serves Gulf-based customers instead. Existing plans carry on. Nomo finances UK property including Scotland, but only for GCC residents. Habib Bank Zurich is buy-to-let and commercial only. QIB UK is private banking.
Not regulated plans
Pfida, Wayhome, Keyzy, Yourhome and Heylo are not FCA-regulated Home Purchase Plans, so there are no FCA conduct rules and no Financial Ombudsman. Pfida is Shariah-certified and prices its rent from market rents rather than Bank Rate, which some people prefer, but it runs a long waiting list and asks for 15% to 20% equity. Worth knowing about. Not compared here.
Every pound of deposit helps. One band is worth double.
Providers price in bands of finance-to-value, not on a smooth curve. Crossing from the 90% band into the 80% band cuts the rate by 0.8 of a percentage point in one step. Here is the cheapest monthly payment at each deposit, on your price.
What the last £15,000 before 20% is worth, every month
The £15,000 before that one saves £95, because it buys no new band. Stopping at 15% is the most expensive place to stop. If you are within a year of 20% at a saving rate you can keep up, the arithmetic says wait.
The cash you need on completion day.
It is never only the deposit. Stamp duty is charged once on the full price, the same as a mortgage, because the alternative property finance rules treat the plan as one purchase. Then there are provider fees, and the legal and survey costs nobody quotes you until late.
Most first-time buyers we speak to are out by five to ten thousand pounds on this number.
On your price and deposit, in the region you chose above.
Stamp duty uses the rates in force for England and Northern Ireland from 1 April 2025, Scotland's LBTT and Wales's LTT. Legal and survey costs are a typical estimate.
"It's just interest with a different name."
If you have told a relative you are looking at this, you have heard it. The rent is benchmarked to Bank Rate, so the monthly number does look like a mortgage. That is by design: a provider has to be competitive or nobody would use it.
The position every UK provider's Shariah board takes is that using an interest rate as a pricing reference is permitted, as long as the contract itself is a real sale and a real lease and no interest is charged on money. A minority of scholars reject that, on the basis that an outcome close enough to a mortgage makes the form a device. That disagreement is real and we are not going to pretend otherwise.
We are not scholars and we do not issue rulings. What we can do is show you the contract, tell you who certified it, and give you the two questions worth putting to the scholar you trust: how they view benchmarking to Bank Rate, and how they view that provider's arrears terms.
| Provider | Certified by | Structure |
|---|---|---|
| Gatehouse Bank | Gatehouse Shariah Supervisory Board | Diminishing musharaka and ijara |
| StrideUp | Amanah Advisors, Mufti Faraz Adam | Diminishing musharaka and ijara |
| Offa | Amanah Advisors, Mufti Faraz Adam | Co-ownership and lease |
| Kuwait Finance House | KFH Shariah Supervisory Board | Commodity murabaha direct, ijara plan via a broker |
If you are buying in Scotland or Northern Ireland, there is nothing for you.
Not one regulated provider open to UK residents lends there in September 2026. Gatehouse and Offa stop at the Welsh border, StrideUp covers England only, and KFH is London and a handful of English cities. Nomo does lend in Scotland, but only to residents of the Gulf states.
That is roughly 130,000 Muslims in Scotland and Northern Ireland with no regulated halal route to a home of their own. We will update this page the day it changes.
| Nation | Providers open to you |
|---|---|
| England | Gatehouse, Offa, StrideUp, KFH in some areas |
| Wales | Gatehouse, Offa |
| Scotland | None |
| Northern Ireland | None |
The questions we get most.
Is a halal mortgage the same as a Home Purchase Plan?
Do I pay stamp duty twice, since the provider buys the house too?
Can I get one if I am self-employed?
Can my family gift the deposit?
What happens if I miss payments?
What if the provider goes under?
Do I need a broker?
Not sure which of this applies to you?
An hour on your own numbers: where you sit against the 20% line, what you can realistically afford, the full cash you need on the day, which providers' published criteria match your situation, and a month by month timeline. You get a one page written plan within 48 hours.
Education, not advice. We do not recommend a provider or assess your eligibility for a plan, because those are regulated activities. 10% of every fee goes to the National Waqf Fund.
60 minutes, one page written plan, your numbers run before we speak.
Book the call Or run the free calculatorFour guides behind this page.
Gatehouse vs StrideUp vs Offa
Every band, every fee, every rule, and who each one turns away.
Compare them → DepositHow much deposit do you need?
5%, 10% or 20%, and why the last £15,000 before 20% is worth double.
Find your line → CostHalal vs conventional: the real gap
£299 a month at a 10% deposit, £160 at 20%. Where it comes from.
See the numbers → ShariahIs a halal mortgage actually halal?
Both contracts side by side, the benchmarking question, and who disagrees.
Read the answer →Methodology. Rental rates are the standard purchase rates each provider published for UK residents on 12 September 2026: Gatehouse Bank's HPP product guide, StrideUp's rate finder, Offa's HPP product list and Kuwait Finance House's owner-occupied product sheet. Payments are calculated on an acquisition and rent basis over the term shown. Stamp duty uses HMRC, Revenue Scotland and Welsh Revenue Authority rates current at that date. Bank Rate 3.75%.
Important. Ziyad Finance provides educational information and is not a financial or mortgage adviser. This page does not arrange, advise on or recommend any Home Purchase Plan, and Ziyad Finance receives no fee from any provider named on it. Provider links go 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.