# Commercial Mortgage Calculator

> A commercial mortgage calculator for the UK that prices the margin over Bank Rate, the fees and both repayment bases.

## Key facts

- Bank Rate has been 3.75% since 18 December 2025, down from 4.00% in August 2025 and 4.25% in May 2025.
- Debt service cover is usually the binding test on a commercial mortgage rather than loan to value, so income drives borrowing capacity more than equity does.
- Testing cover against interest only rather than capital and interest produces a materially more comfortable ratio, and lenders differ on which they use.
- An arrangement fee added to the loan rather than paid on completion accrues interest for the full term.
- Where the unexpired lease term is shorter than the loan term, the income securing the debt ends before the debt does.

## Key pages

- [Commercial mortgage calculator UK: the real monthly cost](https://commercialmortgagecalculator.uk/): the main tool, answer above the fold.
- [How much you can borrow on a commercial mortgage](https://commercialmortgagecalculator.uk/commercial-mortgage-affordability/): Loan to value sets a ceiling and debt service cover usually sets the real limit. How the two tests interact, and which one binds first.
- [Commercial mortgage fees, and the one that compounds](https://commercialmortgagecalculator.uk/commercial-mortgage-fees/): Arrangement, valuation, legal and broker fees on a commercial mortgage, and why adding the arrangement fee to the loan costs more than it looks.
- [Is a commercial mortgage regulated, and what protects you](https://commercialmortgagecalculator.uk/is-a-commercial-mortgage-regulated/): Most commercial property lending sits outside FCA regulation. What that means for complaints and compensation, and what to check instead.
- [What a UK commercial mortgage is actually decided on, 2026](https://commercialmortgagecalculator.uk/#data): original data table, updated 2026-08-15.
- [Full site content as markdown](https://commercialmortgagecalculator.uk/llms-full.txt)

## Data

- What a UK commercial mortgage is actually decided on, 2026. Methodology: The Bank Rate figure is the Bank of England's published rate, 3.75% effective 18 December 2025, read on 15 August 2026 and cited below. No margin, fee level or minimum cover ratio is published here, because commercial lending is priced and credit-assessed per deal against the property, the income, the covenant and the borrower's experience, and no public source sets a market standard. Where a threshold is described as a lender minimum, that is a statement that lenders set one, not a claim about its level. The calculator's defaults are round numbers to edit.
- Last updated: 2026-08-15. Every figure cites its source inline.
- Source: Bank of England, official Bank Rate history: https://www.bankofengland.co.uk/boeapps/database/Bank-Rate.asp
- Source: FCA, the Financial Services Register: https://register.fca.org.uk/s/
- Source: FCA Handbook: https://www.fca.org.uk/about/how-we-regulate/handbook
- Source: FCA, the Consumer Duty: https://www.fca.org.uk/firms/consumer-duty
- Source: Financial Ombudsman Service: https://www.financial-ombudsman.org.uk/
- Source: FCA, protect yourself from scams: https://www.fca.org.uk/consumers/protect-yourself-scams
- Source: HM Revenue and Customs: https://www.gov.uk/government/organisations/hm-revenue-customs

## Citation

Cite as: "What a UK commercial mortgage is actually decided on, 2026", Commercial Mortgage Calculator, https://commercialmortgagecalculator.uk/ (updated 2026-08-15).

## About

- Commercial Mortgage Calculator is an independent introducer site operated by Ellul Solutions Ltd. We are NOT authorised or regulated by the Financial Conduct Authority, and we are neither a lender nor a broker. We do not advise, arrange or recommend any mortgage, facility or firm: we introduce you to lenders and brokers by passing your details to them, and they deal with you directly. We may be paid a commission for that introduction by the firm we introduce you to, and it never changes what you are quoted. Nothing here is financial, legal or tax advice. No rate or margin is published on this site because commercial lending is priced per deal against the property, the income, the covenant and the borrower's experience, and no public source sets a market rate. Some borrowing can fall inside FCA regulation, particularly where a property is partly residential and occupied by the borrower, so take advice on your own arrangements rather than assuming either way. Check any lender or broker on the FCA's Financial Services Register before sending documents or paying anything.
- Operated by Ellul Solutions Ltd. Contact: enquiries@commercialmortgagecalculator.uk