Islamic mortgages
Islamic mortgages allow Muslims to buy a home while still following Sharia law. But what are the differences between an Islamic mortgage and a conventional mortgage?
This page is for guidance only. Better.co.uk does not currently offer Islamic mortgages.
In this guide:
The different types of Islamic mortgages
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musharaka
murabaha
What is an Islamic mortgage?
An Islamic mortgage lets you borrow money for a home while still following Sharia law.
You're not allowed to lend or take money from someone under Sharia law if interest is being gained.
Earning interest (riba) is not allowed, whether you’re an individual or a bank.
Traditional mortgages involve paying interest, Islamic mortgages do not.
With an Islamic mortgage, you’ll buy the home in partnership with the bank or building society.
Sharia-compliant mortgages are ‘mortgage alternatives’. They're often referred to as ‘home purchase plans’ or HPPs.
Buy to lets
Some lenders offer buy to let options for Muslim customers. In the same way as standard residential home purchase plans do.
How do Islamic mortgages work?
Islamic mortgages are a co-ownership between you and the bank.
They do not involve the same lending or borrowing that traditional mortgages do.
Instead the bank buys the property on your behalf and becomes the legal owner.
You then make monthly payments. But instead of debt, these payments are like rent.
Part of the rent goes towards buying the house from the bank.
At the end of the term you’ll have paid for the whole property.
An Islamic mortgage will have a “rental rate” shown as a percentage. The rental rate changes based on the Bank of England base rate.
It’s used to calculate how much rent you need to pay.
The different types of Islamic mortgages
There are 3 main types of Islamic mortgage.
This is when the bank buys the property you want and then rents it to you for a fixed term at an agreed monthly cost.
You're given ownership of the property at the end of the term.
This is a co-ownership agreement where you and the bank each own a share of the property.
Part of your monthly payments will go towards buying some of your bank’s share. The other part of your monthly payments will be rent.
Every time you make a payment, you buy more of the bank’s share of the property.
Your rent amount will get smaller as your share grows. In the end, you’ll own both the bank’s share of the property and your own.
This is when the bank buys the property for you and then sells it to you at a higher price.
You’ll pay the money you owe the bank in equal payments over an agreed term.
For example, the house you buy may be valued at £250,000, but the bank may sell the property to you for £300,000.
What is Finance to Value?
Finance to Value (FTV), shows how much finance the bank will offer in comparison to the value of the property.
The FTV is like the loan to value (LTV) ratio on a traditional mortgage.
Each Islamic mortgage will come with a maximum FTV shown as a percentage.
You can use the FTV to calculate the deposit. This is sometimes called the ‘first payment’.
You’ll often need a deposit of at least 20% of the property’s value.
For example, if a home purchase plan has a maximum FTV of 80%, you’ll need a 20% deposit.
Often the lower the FTV, the less your home purchase plan will cost you.
Are Islamic mortgages haram?
Islamic mortgages are not haram. Haram means forbidden by Islamic law.
Halal means lawful or allowed in Islamic law.
A traditional mortgage is haram, but Islamic home purchase plans are halal.
Islamic mortgage calculators
If you want an Islamic mortgage, you can use an Islamic mortgage calculator. This will give you an idea of what your monthly payments could be.
Al Rayan Bank is an Islamic bank with branches in the UK. They have an Islamic mortgage calculator on their website.¹
To get an estimate you’ll need to enter the:
finance amount
product type
finance period
The cost of Islamic mortgages
Islamic mortgages are often more expensive than regular mortgages.
This is because Islamic mortgages involve more paperwork and legal work.
There’s also not much competition. There are only a few Islamic banks that offer Sharia compliant mortgages in the UK.
Can you take out an Islamic mortgage if you're not Muslim?
Non-Muslims can choose to take out an Islamic mortgage.
An Islamic mortgage might suit you if you prefer a more ethical way to borrow and pay interest.
Islamic home purchase plans are often seen as ethical as you know the full amount you need to pay before you buy a home.
With traditional mortgages, the amount you repay depends on the interest charged. Remember interest rates can vary.
The money raised by 'ethical' lenders is not reinvested in industries that are not supported by Islamic beliefs. Such as alcohol or gambling.
Should I get an Islamic mortgage?
If you’re a Muslim and want to follow Sharia law, an Islamic mortgage offers a way to buy a home while doing so.
An Islamic mortgage could give you peace of mind from an ethical perspective even if you are not Muslim.
Remember that an Islamic mortgage is likely to be more expensive than a regular mortgage. Think about if you can afford the extra cost.
Islamic mortgage lenders
Islamic banks which offer home purchase plans to UK customers include:
Al Rayan Bank
Gatehouse Bank
UBL UK
Ahli United Bank
ABC International Bank
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