Specialist mortgages
If you're an associate dentist, your monthly invoices may be used to assess affordability. That could allow your gross earnings to be used, rather than the net income shown on your tax returns.
Written by Toby Quanstrom, Director, Quanstrom Financial · 2 November 2026
Illustration: invoices averaging £9,000 a month could be assessed as £108,000 a year, compared with £58,000 of net profit on a tax return.
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The short answer
Yes, with some lenders. As an associate you're usually self-employed, so most high street lenders average the net profit from your last two years' tax returns. That's your income after lab fees, indemnity and other expenses, so it's usually well below what you invoice.
Some lenders may instead average your gross monthly invoices over 3, 6 or 12 months. That could mean a higher income figure, without waiting for two years of tax returns. Quanstrom Financial knows which lenders may take this approach.
Which route fits you
Dentists are paid in different ways, and lenders assess each one differently. Here's where to start.
Only have one year's accounts? See mortgages with one year's accountsPaid by the practice each month for NHS and private work. Some lenders may use your gross invoices rather than your tax return, which is what this page covers.
Moved from foundation training into associate work? With a signed associate agreement and a few months of invoices, some lenders may consider you before a full tax year is filed.
Own a practice, or would rather be assessed on your tax returns? Lenders usually use your net profit, as they do for other self-employed people.
Self-employed mortgages →If you bill the practice through your own company, you may be assessed as a company director, on salary and dividends or on your share of company profit.
Company director mortgages →What you'll need
The exact list depends on the lender, but these are the usual starting points for the invoice route.
Usually 3, 6 or 12 months of invoices or remittance statements from your practice, depending on the lender.
A signed associate agreement or contract with the practice helps show the lender that your income is likely to continue.
Most associates invoice a mix of NHS UDA payments and private fees. Lenders that work with dentists are used to this, and some may want any UDA deductions accounted for.
Invoice-based applications can get more questions. We explain your income to the lender up front, so the underwriter sees the full picture.
What you may be able to borrow depends on your circumstances and lender criteria.
Invoices or tax returns
The route a lender takes can change the income figure it uses, and how soon you could apply.
| Compared | Tax return route | Invoice route, with some lenders |
|---|---|---|
| Income used | Net profit, after expenses | Gross invoiced income, before expenses |
| Evidence | Usually two years' SA302 tax calculations and tax year overviews | 3, 6 or 12 months of invoices or remittance statements |
| When you could apply | Usually once two full tax years are filed | May be possible within your first year as an associate |
| May suit | Established associates with steady net profit | Growing income, newer associates, or high expenses |
Lending depends on your circumstances and each lender's criteria.
Illustration
Most lenders work around 4.5 times income, and some may go up to 6 times income for dentists, subject to their criteria. The income figure a lender uses often makes the biggest difference. These illustrations use 4.5 times income.
An associate with £58,000 of net profit on their tax return would be assessed on £58,000. At 4.5 times income, that could support borrowing of around £261,000.
The same associate invoicing an average of £9,000 a month could be assessed on £108,000 a year. At 4.5 times income, that could support borrowing of around £486,000.
Illustrations only, not an offer of credit. What you could borrow depends on your circumstances, credit history, outgoings and lender criteria.
Newer associates and remortgages
The invoice route isn't only for established associates buying a home.
If you've recently moved from foundation training into associate work, you may not have a tax return yet. With a signed associate agreement and a few months of invoices or remittance statements, some lenders may consider your application without waiting for a full tax year.
If your current mortgage was based on your net profit, a remortgage assessed on your gross invoices could open up more borrowing or more choice of lenders when your deal ends.
Lending depends on your circumstances and each lender's criteria.
Your advisers
You'll deal with the same small team from your first call through to completion.
Director and Mortgage Adviser
Over a decade in mortgages and protection, from high-street banks to a corporate brokerage, before setting up Quanstrom Financial. He runs it through a limited company himself, so he knows how a director's accounts look to a lender.
Speak to Toby →
Mortgage and Protection Adviser
Will spent over a decade as an estate agent in Eastbourne before becoming a mortgage adviser, so he understands the buying process from both sides.
Speak to Will →
Case Manager
Known to clients as Jessie, she manages every application from submission to completion, keeping you, your solicitor and your estate agent up to date.
Why Quanstrom Financial
One of the many things that sets him apart is immediately understanding the key elements of my situation and applying his expertise to find a rapid solution.
Dan C., about TobyHow it works
Five steps from your first call to completion. Quanstrom Financial handles the paperwork along the way.
Tell us how you're paid, how long you've been an associate and roughly what you invoice each month. We'll explain which lenders may use your invoices.
Usually 3 to 12 months of invoices or remittance statements, your associate agreement and bank statements. The exact list depends on the lender.
We compare 90+ lenders and recommend a mortgage that suits how you're paid, explaining why.
Jessie submits your application and keeps it moving with the lender until your mortgage offer is issued.
Your solicitor completes the legal work, and you move in or your new deal starts.
Local and nationwide
Quanstrom Financial is based in Eastbourne and advises dentists across East and West Sussex, Kent and the rest of the UK by phone and video, or in person by arrangement.
Can't see your question? Call us on 01323 364432 or book a free consultation.
It may be possible. Some lenders may use 3, 6 or 12 months of your practice invoices to assess your income, rather than waiting for two years of tax returns.
It depends on the lender. The standard route uses the net profit on your tax returns, after expenses. Some lenders may instead use your gross invoiced income before expenses, which is usually a higher figure.
Lenders that use invoices may work from your gross monthly invoices, which usually include both NHS UDA payments and private fees billed through the practice. UDA income is generally seen as a stable, contracted income.
Most lenders work around 4.5 times income, and some may go up to 6 times income for dentists, subject to their criteria. What you could borrow depends on your income evidence, credit history, deposit and outgoings.
It may be possible. With a signed associate agreement and a few months of invoices or remittance statements, some lenders may consider you before a full tax year is filed.
It may give you an extra option. The invoice route can sometimes still be used, and you may also be assessed as a company director, on salary and dividends or on your share of company profit. Our company director page explains how that works.
Many dental professionals are in the UK on a Skilled Worker visa. A mortgage may still be possible with some lenders from a 5% deposit, subject to their criteria.
Fees vary depending on your circumstances. Get in touch and we'll explain any costs clearly before you proceed. Your first consultation is free and there's no obligation.
Tell us how you're paid, how long you've been an associate and roughly what you invoice each month. We'll explain which lenders may use your invoices and roughly what you could borrow. It's free, and there's no obligation.
or call 01323 364432
Your home may be repossessed if you do not keep up repayments on your mortgage.
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