Case study: The landlord who expanded using buy to let gearing

Property118

Case study: The landlord who expanded using buy to let gearing

For landlords, growth often depends on using gearing – borrowing against equity in existing properties to fund further acquisitions. In 2025, with property values stabilising and lenders reintroducing more competitive products, gearing remains one of the most powerful tools for portfolio expansion. This case study illustrates how one landlord used refinancing and sensible leverage to double their holdings, while also highlighting the risks of stretching too far.

Meet the Landlord

Our case study landlord owned three terraced houses in the North West, purchased between 2014 and 2017. Each property had appreciated significantly in value, with strong rental yields relative to purchase price. The landlord wanted to expand but lacked the liquid capital for further deposits.

The Expansion Challenge

Although the landlord’s equity position was strong, cashflow was under pressure as older fixed rates were expiring. Refinancing was necessary both to stabilise payments and to raise funds. The questions were:

• How much equity could be safely released without over-gearing?
• Which properties should be refinanced first to maximise affordability?
• Would lenders support the expansion given portfolio size and experience?

The Restructuring Plan

Working with a broker, the landlord created a staged refinancing plan:

• Step 1: Refinance the highest-yield property at 75% LTV, releasing £40,000 of equity.
• Step 2: Refinance the other two at 70% LTV, releasing a further £55,000.
• Step 3: Use the £95,000 released as deposits on two additional properties, maintaining gearing at a sustainable level.

The broker ensured five-year fixed products were used, which were tested at pay rate rather than inflated stress rates, making affordability more achievable.

The Outcome

The landlord doubled their portfolio from three to six units within 12 months. The strategy delivered:

• £95,000 equity unlocked without selling any properties.
• £16,000 annual increase in rental income across the expanded portfolio.
• Improved cashflow stability through five-year fixes, protecting against further rate rises.

Although monthly repayments rose due to higher borrowings, the rental uplift more than compensated, creating a stronger long-term position.

Lessons for Other Landlords

• Use gearing strategically – focus on refinancing properties with strong yields and growth potential.
• Sequence refinances – start with high-yield units to build affordability headroom for weaker ones.
• Balance risk and reward – higher gearing accelerates growth but increases vulnerability if rates rise or rents fall.
• Plan for contingencies – maintain liquidity buffers for voids, repairs and unexpected rate changes.
• Think long-term – gearing should build sustainable income, not just short-term capital extraction.

Risks of Over-Gearing

While gearing is powerful, over-leverage has been the downfall of many landlords. Risks include:

• Cashflow pressure if rates rise or rents stagnate.
• Reduced refinancing options if LTVs are too high when fixed deals expire.
• Vulnerability to valuation dips, which can trap landlords on reversion rates.

In 2025, most lenders cap LTVs at 75% to guard against these risks. Landlords should take this as a signal to avoid pushing too aggressively.

Final Thoughts

Buy-to-let gearing remains one of the most effective ways to grow a portfolio. Used responsibly, it can transform equity on paper into additional income and long-term wealth. The key is to approach it with discipline: understand lender rules, stress-test cashflow, and plan for both good and bad scenarios. The landlord in this case study expanded sustainably because they geared strategically, not recklessly.

Speak to Our Sponsor

Our sponsor works daily with landlords to structure refinancing plans, release equity and use gearing to fund expansion. They can help you model how much equity can be unlocked safely and which lenders support your growth strategy.

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Publication date: Monday, 8 December 2025

The post Case study: The landlord who expanded using buy to let gearing appeared first on Property118.

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