Yes, restricted stock units (RSUs) can count as income for a mortgage, but only with some lenders. A number of lenders ignore RSU income completely, others count a set percentage of the shares that have already vested, and a few look at your whole financial picture. That spread means the same payslip can support very different borrowing amounts depending on where the application goes. You do not need to be a private bank client buying a multi-million pound home for this to matter - it applies just as much to a family home bought with a typical mortgage.
Key takeaway: Lenders do not agree on RSUs. Barclays does not count RSU income in its standard affordability assessment, while Skipton Building Society counts 50% of it where there is a vesting track record. If shares make up a meaningful part of your pay, lender choice could be the single biggest factor in how much you may be able to borrow.
[[stats: 50% = Of RSU income counted by Skipton Building Society (Source: Skipton lending criteria, September 2026) | 12 months = Of vesting history Skipton asks for, with at least 12 months still to vest (Source: Skipton lending criteria, September 2026) | 100+ = UK mortgage lenders, each with its own approach to share-based pay]]
What is an RSU, and why do mortgage lenders treat it differently?
A restricted stock unit is a promise from your employer to give you company shares at set points in the future, as long as you are still employed there. The dates the shares are released are called the vesting schedule. RSUs are common at large technology, finance and pharmaceutical employers, where they can make up a substantial part of total pay.
Lenders are cautious for three reasons. Unvested shares are not yours yet and would usually be lost if you left the company. The value of each vest moves with the share price, so the same number of shares could be worth noticeably more or less next year. And all of that value depends on a single company. A salary is contractual and predictable, whereas RSU income is neither, so each lender has made its own decision on how far to trust it.
Do RSUs count as income for a mortgage?
It depends entirely on the lender. Here is how two well known lenders treat RSU income, alongside the two broader approaches you are likely to come across. Criteria correct as at 21 September 2026.
[[table: Lender or approach | How RSU income is treated | What it means for you ;; Barclays | Shares awarded by an employer under a vesting schedule, such as RSUs, are not counted as standard income in the affordability assessment | Your basic salary and any cash bonus would need to support the borrowing on their own ;; Skipton Building Society | 50% of RSU income is counted, where RSUs have vested in the last 12 months and in the current financial year, and will keep vesting for at least 12 more months | Half of your vested RSU income could be added to your salary ;; Other high street lenders | Varies - some count a percentage of vested RSUs where there is a track record, and others exclude them | The right lender depends on your vesting history and how your employer pays the award ;; Private banks and specialist lenders | Often assess your overall income and assets rather than applying a fixed percentage | Generally suited to larger loans and more complex income]]
One distinction is worth knowing. Barclays will still count a bonus that you have chosen to take as shares or as a pension contribution instead of cash. It is shares awarded by your employer under a vesting schedule that it leaves out. How your award is structured and described on your payslip can therefore matter as much as its value.
Good to know: Lenders that accept RSU income work from the gross value of your vested shares as shown on your P60, not the amount left over after shares have been sold to cover tax. If you have only been looking at what lands in your share account, the figure a lender uses may be higher than you expect.
How much could RSU income add to your borrowing?
Because lenders start from such different positions, the difference in borrowing can be significant. The income multiple matters too. The broad base of the market lends around 4.5 times assessable income, with a smaller pool of lenders reaching 5, 5.5 and 6 times depending on your circumstances. Our guide on how much you can borrow for a mortgage covers multiples in full.
Example: Suppose your basic salary is £90,000 and your RSUs have vested at around £40,000 a year gross, as shown on your P60. A lender that excludes RSUs assesses your income as £90,000. A lender that counts 50% assesses it as £110,000. At 4.5 times income, that is £405,000 compared with £495,000 of borrowing - a £90,000 difference from the same payslips. This is a simplified illustration only, not a quotation, and any borrowing is subject to a full affordability assessment.
You can try your own figures below. Enter your basic salary, then add the portion of your RSU income a lender might count as variable pay.
[[calc:borrowing]]
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Which RSU situation are you in?
How a lender views your RSUs depends heavily on where you are in the vesting cycle. Pick the situation closest to yours.
[[accordion: My RSUs have been vesting for a year or more|This is the strongest position. A vesting history that shows on your payslips and P60, together with a schedule showing more vests to come, is what the lenders who accept RSU income want to see. The longer and more consistent the history, the more options you are likely to have. ;; I have just joined and nothing has vested yet|Unvested RSUs are very unlikely to be counted, because they are not yours until they vest. Your application would usually rest on your basic salary and any guaranteed pay, so it can be worth applying on that basis now or waiting until your first vests appear on your payslips. ;; My RSUs are paid in US dollars|Many RSU awards are in the shares of a US-listed company. Lenders that accept foreign currency income typically reduce the amount they count to allow for exchange rate movements, and a smaller pool of lenders will consider it at all. ;; RSUs make up a large share of my total pay|Where shares are a big proportion of your income, lenders can become more cautious, and some cap variable income relative to your basic salary. This is often where a lender that looks at your overall position may suit you better than one applying a fixed percentage. ;; I want to sell vested shares for my deposit|Shares that have vested and been sold are simply savings as far as most lenders are concerned. You would normally need to show the sale and the money arriving in your account, in the same way as any other deposit.]]
What evidence do lenders want for RSU income?
For employed applicants with variable pay, 3 months' payslips is typically sufficient for most lenders, and a P60 that backs up your earnings pattern unlocks more options. RSUs are generally taxed as employment income through your employer's payroll when they vest, which is why vested amounts tend to appear on your payslips and P60, and why lenders work from the gross P60 figure. This is a general point rather than tax advice, so speak to an accountant about your own position.
On top of the standard documents, expect a lender that accepts RSUs to ask for:
- Payslips covering the months in which your RSUs vested
- Your most recent P60, and sometimes the previous year's too
- Your vesting schedule or award statement from your employer's share plan portal, showing what has vested and what is still to come
- Your latest 3 months' bank statements, statements evidencing your deposit, and identification
If you have recently moved employer, the salary element may be usable straight away even though the RSUs are not. Our guide on getting a mortgage with a new job explains which lenders can work from a signed contract.
Can you use RSUs as a deposit?
Yes. Once your RSUs have vested and you have sold the shares, the proceeds are treated like any other savings. Lenders will want to see where the money came from, so keep the sale confirmation from your share plan account and the bank statement showing the funds arriving. Shares you still hold can go up or down in value, so if you are relying on them for a deposit, think about when you sell. There may also be tax to consider when you sell, which is a question for an accountant rather than a mortgage broker.
RSUs vs share options, Sharesave and share purchase plans: what is the difference for a mortgage?
RSUs are only one way employers pay in shares, and lenders do not treat every scheme the same way. The broad picture is below. Treatment varies by lender, so take this as a general guide.
[[table: Scheme | How it works | How lenders tend to view it ;; Restricted stock units (RSUs) | Shares are awarded to you and released on a vesting schedule, and the value shows on your payslip and P60 when they vest | Some lenders count a percentage of vested RSUs as income, and others do not count them ;; Share options | You have the right to buy shares at a fixed price in the future, and there is no value to you until you exercise the option | Not usually counted as income - once exercised and sold, the proceeds are treated as savings ;; Save As You Earn (Sharesave) | You save from your pay each month for 3 or 5 years, then can use the savings to buy shares at a fixed price | The monthly saving shows on your payslip, and the proceeds at the end can be used towards a deposit ;; Share purchase plans | You buy your employer's shares from your salary, often at a discount or with matching shares | Not usually counted as income - shares you sell are treated as savings]]
If part of your bonus is paid in shares, that can be different again. Some lenders only count the cash element of a bonus, while Barclays will count a bonus you have chosen to take as shares. Our guide on how much you can borrow explains how bonus and commission are assessed.
What if you leave your employer, or the share price falls, before you complete?
A lender assesses your income at the point you apply, but your circumstances still matter right up to completion. If you hand in your notice, are made redundant or your pay changes materially after you apply, you need to tell your mortgage broker and the lender, because the offer was based on the income you declared. Unvested RSUs are usually lost when you leave an employer, so a lender that counted RSU income would need to reassess without it.
A falling share price matters in two ways. If you are still holding vested shares that you plan to sell for your deposit, their value could drop before you sell, so it is worth building in some headroom. And once the mortgage has started, your monthly payment stays the same whatever your future vests turn out to be worth. It is sensible to be comfortable that the payments would be manageable on your salary alone, with RSUs as a bonus rather than a necessity.
What if you're on a visa?
Many people with RSU-heavy pay packages have relocated to the UK for work and hold a Skilled Worker visa. Visa status is assessed separately from how your income is made up, but it does narrow the pool of lenders, so both need to be matched at the same time. Our guide to getting a mortgage on a Skilled Worker visa covers deposit requirements and which lenders can help.
How a mortgage broker at Quanstrom Financial can help
Much of what is written about RSU mortgages is aimed at private bank clients borrowing well over a million pounds. Quanstrom Financial is a whole-of-market mortgage broker that works with RSU earners at every level, including first-time buyers and home movers buying an ordinary family home. A mortgage broker at Quanstrom Financial will look at how your RSUs are awarded, how long they have been vesting and how they appear on your payslips, then match that against lenders' current criteria before any application goes in. Where RSUs cannot be used, we look at the rest of your package, such as bonus, allowances and the income multiple available to you, to find the lender where the overall combination works hardest. You can speak to us in our Eastbourne office, by video call, by phone or by email, wherever you are in the UK. Get in touch to talk through your options.
Frequently asked questions
What is an RSU mortgage?
An RSU mortgage is not a special product - it is a standard residential mortgage from a lender that is willing to count restricted stock unit income, alongside your salary, when working out how much you may be able to borrow.
Do RSUs count as income for a mortgage?
With some lenders, yes. Lenders that accept RSU income usually count a percentage of the shares that have already vested, provided you can show a vesting history and further vests to come, while other lenders do not count RSU income at all.
Which UK lenders accept RSU income?
Skipton Building Society counts 50% of RSU income where the RSUs have vested in the last 12 months and the current financial year and will continue to vest for at least 12 more months, whereas Barclays does not count RSUs in its standard affordability assessment. Other lenders sit between those positions, and criteria change, so it is worth checking the current position before you apply.
How much of my RSU income will a lender use?
It ranges from none to a set percentage of your vested RSUs depending on the lender, and Skipton Building Society specifically counts 50%. Private banks and some specialist lenders may take a broader view of your income and assets instead of applying a fixed percentage.
Do lenders use the gross or net value of RSUs?
Lenders that accept RSU income use the gross value of your vested shares as shown on your P60, not the net amount left after shares are sold to cover tax.
Can I use unvested RSUs to get a mortgage?
Unvested RSUs are very unlikely to be counted as income, because they are not yours until they vest and would usually be lost if you left your employer. A schedule showing future vests does help, though, as lenders that accept RSU income want to see that it will continue.
How long do I need to have been receiving RSUs?
It varies by lender, but expect to need a track record of vests that shows on your payslips. Skipton Building Society, for example, looks for RSUs that have vested within the last 12 months and in the current financial year.
Do share options or Sharesave count as income for a mortgage?
Not usually. Share options and Save As You Earn schemes are generally not counted as income, but once shares have been sold the proceeds are treated as savings and can be used towards your deposit.
What happens if I leave my job before my mortgage completes?
You need to tell your mortgage broker and the lender, because the mortgage offer was based on the income you declared. Unvested RSUs are usually lost when you leave, so the lender would need to reassess your application on your new circumstances.
Can I use RSUs as a deposit for a house?
Yes. Once vested shares have been sold, the proceeds are treated like any other savings, and you would normally need to evidence the sale and the funds arriving in your bank account.
Can I get a mortgage if my RSUs are in US dollars?
Potentially, yes. Fewer lenders consider foreign currency income, and those that do typically reduce the amount they count to allow for exchange rate movements, so the choice of lender matters even more.
Is there an RSU mortgage calculator?
You can use the borrowing calculator in this guide by entering your basic salary and adding the portion of your RSU income a lender might count as variable pay. It gives an illustration only, as each lender assesses RSU income differently.
Do I need a specialist RSU mortgage broker?
You need a broker with access to the whole market who checks each lender's current RSU criteria before applying, because the difference between lenders is so wide. Quanstrom Financial is a whole-of-market mortgage broker and can do this for you.
Written by Toby Quanstrom CeMAP, Director at Quanstrom Financial, a whole-of-market mortgage broker based in Eastbourne, East Sussex.
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