A 90-year lease is generally considered acceptable — but it's not without risk. Whether it's a good buy depends on your mortgage lender, how long you plan to hold the property, the cost of extension, and whether the lease is already declining toward the critical 80-year threshold.
Key Points
The short answer: usually yes, but it depends on the lender and your mortgage term length. Most lenders apply a rule that there must be a minimum of 70–85 years remaining at the end of the mortgage term:
| Mortgage Term | Years Left at End of Term | Lender Typically Comfortable? |
|---|---|---|
| 15-year mortgage | 75 years remaining | ✓ Yes — most lenders accept |
| 25-year mortgage | 65 years remaining | ⚠️ Many lenders decline below 70 |
| 30-year mortgage | 60 years remaining | ✗ Most lenders refuse |
So with a 90-year lease and a 25-year mortgage, you'd have 65 years remaining at end of term — which many lenders consider too low. Always check your mortgage offer's specific lease requirements before making an offer on the property.
Using the 1993 Act statutory route, a leaseholder with 90 years remaining can extend by 90 years (to 180 years total), with ground rent reduced to zero. At 90 years — still above the 80-year marriage value threshold — the extension is the most affordable time to act:
| Property Value | Est. Premium (90 yrs remaining) | Total Cost inc. Fees |
|---|---|---|
| £150,000 | ~£1,500–£3,000 | ~£4,500–£7,000 |
| £250,000 | ~£2,500–£5,000 | ~£6,000–£9,000 |
| £400,000 | ~£4,000–£8,000 | ~£8,000–£13,000 |
| £600,000 (London) | ~£6,000–£12,000 | ~£11,000–£17,000 |
Estimates only — obtain a professional valuation for your specific property. These figures assume nil or low ground rent; onerous ground rent increases the premium significantly.
What is the exact unexpired lease term?
The property listing may say "90 years" but the actual figure matters. Request a copy of the title register from HM Land Registry (£3 online) to confirm the exact expiry date.
What is the ground rent and how does it escalate?
Ground rents that double every 10–25 years, or are linked to RPI, can make a property unmortgageable. Any ground rent over £250/yr (£1,000 in London) is already a statutory tenancy concern.
Who is the freeholder and are they contactable?
An absent or uncooperative freeholder can delay lease extension for years. Your solicitor should check that the freeholder is identifiable and that there are no known disputes.
Will your mortgage lender accept the lease?
Before you make an offer, confirm with your mortgage broker or lender that they'll accept the current lease length for your desired mortgage term. Don't assume — each lender's policy differs.
Yes — a 90-year lease represents a genuine cost to you (the future extension premium). When making your offer, you can reasonably deduct the estimated extension cost from what you'd otherwise pay for an equivalent property with a long lease. For example:
Equivalent flat with 999-year lease: £280,000
Estimated extension cost (premium + fees): ~£9,000
Reasonable offer on 90-year lease flat: ~£271,000
Get Leasehold Conveyancing Quotes
Buying a flat with a shorter lease? Compare solicitors experienced in leasehold purchases and lease extensions.
Get Free Quotes →