Can you remortgage onto an Islamic mortgage?

Yes. Every current owner-occupied proposition in our register that accepts UK residents publishes a refinance route, subject to its criteria, which can include finance-to-value, geography, time since purchase, purpose and full underwriting. It is a full application rather than a transfer, so the provider assesses you and the property from scratch.

Do you pay stamp duty again when you remortgage onto a home purchase plan?

The provider acquiring an interest in your home looks like a taxable transaction, and it can be relieved where the statutory conditions are met. In England and Northern Ireland that is alternative property finance relief from stamp duty land tax, and HMRC states that in the refinance case the consequences are the same as for a conventional remortgage. Wales uses land transaction tax instead, and Schedule 10 of the 2017 Act provides its own equivalent relief. Both cover the case where the seller is you and the case where the seller is a financial institution that already held the property under the same arrangement with you. Relief depends on the statutory conditions being met, so confirm your position with your conveyancer.

Is an Islamic remortgage more expensive than an Islamic purchase?

Not on the published rate. In the current UK-resident ranges we checked on 10 August 2026, we found no provider publishing a separate refinance rate card: refinance availability is a flag on the same product, at the same price. What differs is the ceiling. Gatehouse publishes its 95% tier for purchase only, so refinancing with Gatehouse stops at 90%, while Offa publishes 95% for both. The one provider in the register that does price refinancing separately, Nomo, is open to GCC residents rather than UK ones.

What does it cost to switch from one Islamic mortgage provider to another?

It depends where you are in your current deal. Inside a fixed period, an early settlement charge on the outstanding balance can be the largest number; outside one there may be no percentage charge at all. Then add the new provider's setup costs, which may include a product fee, an application fee, valuation and legal costs depending on the proposition. Our rate pages carry the published fees for each product.

Remortgaging with an Islamic mortgage

Yes, you can. Every current owner-occupied proposition in our register that accepts UK residents publishes a refinance route, subject to its own criteria, and none of the UK-resident ranges we checked publishes a separate rate for refinancing. Two things do change: it is a full application rather than a transfer of your existing deal, and with one provider the amount you can refinance stops lower than the amount you could have bought with.

By the Islamic Mortgage Guide research team. Published 10 August 2026. Rates and criteria checked 10 August 2026.

Refinancing onto a home purchase plan is an application, not a transfer

People searching for a "halal remortgage" are usually looking for one of the refinance routes below. Whichever one it is, the mechanics differ from a conventional remortgage. That normally replaces one secured loan with another: the new lender advances funds to redeem the existing mortgage and takes its own charge, while legal ownership stays with you. A co-ownership home purchase plan is different, because the provider acquires an interest in the property itself, redeems what you owe, and starts a new arrangement with you.

Nothing about your current deal carries across. The new provider assesses your income, your credit position and the property from scratch, and values the property afresh against the amount of finance you are asking for. If you have been paying down a mortgage for eight years, that equity is the thing working in your favour, because it lowers the finance you need. Our deposit guide sets out what each tier costs.

Which structures this describes. The routes below describe the co-ownership home purchase plans published by Gatehouse Bank, Offa and StrideUp. Kuwait Finance House PLC appears in the ceiling table because it publishes owner-occupied finance to UK residents, and it publishes two structures: an ijara arrangement, and a commodity murabaha whose mechanics are not co-ownership at all. Where we say "buys a share", read it as the home purchase plan family rather than every Islamic structure in the register. The structures guide sets out the difference.

"Remortgage" means three different transactions

They get discussed as one thing and they are not. The answer to "can I remortgage" depends on which of these you mean, and the third one is not a remortgage at all.

Route one

From a conventional mortgage

You own the home with a conventional mortgage and want to move it onto a home purchase plan. The provider buys a share of your property, your mortgage is redeemed out of that money, and you start paying rent on the provider's share plus acquisition payments to buy it back.

What it takes. A full new application. The provider reassesses affordability, the property and the finance-to-value tier you land in once it values the home. Refinance-specific rules can still differ from the purchase criteria, including the ceilings and timing rules below.
Route two

From one home purchase plan to another

You already have a plan and want a different provider. Your current provider's share is bought out by the new one, and the arrangement starts again with the new provider.

What it takes. Also a full application. Your existing product terms and your current approval do not carry across: the new provider applies its own criteria to you and to the property, and your existing plan may carry a settlement charge on the way out.
Route three

Switching rate with the provider you already have

You stay where you are and move to a different product at the end of your fixed period. Gatehouse calls this a product switch and runs it separately from a refinance application, with its own product range.

What it takes. Gatehouse publishes eligibility for its online self-service portal: fewer than four months left on your fixed product or already on the variable rate, no advice required, and no intended change to the terms of the finance. Those are conditions for using the portal rather than conditions on switching itself, and the bank says customers who want advice can be put through to its qualified advisers instead. Additional finance or a material change puts you back into a full refinance application.

The timing here is published more than once, and not identically

It would be easy to write "you can switch 3 or 4 months before expiry" and move on. The published statements do not reduce to that, and they are not all measuring the same thing, so we set them out as they stand.

4 months Portal eligibility requires less than 4 months remaining on the existing fixed term product, or already being on a variable rate.
4 months On a fixed rate you can switch to a new product up to 4 months before your current product expires and the bank will waive any applicable early redemption charge.
3 months No early redemption charges if within the last 3 months of your current fixed rate.
no window You can still switch earlier than that, but not through the portal, and early redemption charges may apply.
3 months The HPP product transfer range is only available to existing finance customers whose current product is maturing within the next 3 months.

Read together: the portal has an eligibility window, the early redemption charge waiver has its own stated window, a summary line on the same page states a shorter one, and the intermediary range states a shorter one again. Switching earlier is possible in any case, just not through the portal. We have not established how they are meant to fit together, and we specifically cannot say the difference is explained by channel, because the consumer page carries both figures itself.

The finding underneath that. Gatehouse publishes an early redemption charge waiver for qualifying internal switches. Redeeming the plan to leave for another provider is governed by the charge on your existing product. So the cost of staying with your current provider can differ from the cost of leaving it before you have compared a single rental rate.

Gatehouse Bank, product switch, consumer channel and HPP product transfers, intermediary channel, read 10 August 2026.

How much of your home you can refinance

This is the finding worth the visit. Providers do not always publish the same ceiling for refinancing as for buying, and the difference is not signposted anywhere obvious. Across the four provider families open to UK residents in our register, one caps refinancing below its purchase ceiling.

Provider	Maximum on a purchase	Maximum on a refinance	Same?
Offa England and Wales	95%	95%	Same
Gatehouse Bank England and Wales	95%	90%	Lower by 5 points
StrideUp England	85% or 90%	85% or 90%	Overall ceiling unresolved
Kuwait Finance House PLC London, Home Counties, Manchester, Milton Keynes; other England case-by-case	70%	70%	Same

The thing worth noticing

Gatehouse Bank publishes its top tier for purchase only, so refinancing there stops at 90%. Of the ranges with a settled published ceiling, only Offa reaches 95% on a refinance.

The other settled ceilings match their own purchase ceilings, which is not the same as being an alternative: a provider that stops at 70% is no help to you at 95%. If your equity is thin, the provider with the higher headline rate may be the only one open to you, and the cheaper one is not a choice you have.

Why StrideUp carries no single figure. On its own sources, the provider publishes 85% and 90% and we have not established which governs, so we hold both and treat neither as governing. We have also not established any refinance-specific difference for this provider: the unresolved part is the overall ceiling, not the transaction type.

What sets the tier. Your refinance finance-to-value is the finance you need divided by the provider's current valuation. Your original purchase price and original deposit do not set the new tier. What you still owe does matter, because the balance you have to redeem is usually most of the finance you are asking for, alongside any permitted capital raising. A home that has risen in value, or a balance you have paid down, both move you down a tier.

Purchase-only products in the current range: 4, all at 95%, marked available for home purchase only on the provider's own product page. Ceilings derived from 41 UK-resident products in the rate record, checked 10 August 2026.

Price a switch on your own figures, fees included

How soon after buying can you refinance

The two providers for which we found published timing criteria both use six months, and they use it for different jobs. For StrideUp it is a minimum. For Gatehouse it is a threshold for extra scrutiny, with an earlier refinance still considered.

StrideUp: A refinance is accepted where the property was last purchased or remortgaged at least six months ago, unless you are remortgaging out of bridge finance.
Gatehouse Bank: A day-one refinance is considered, subject to enhanced underwriting checks. Above 80% finance-to-value the wording is that a refinance within six months of purchase may be allowed, again subject to enhanced checks. So the six months is a trigger for more scrutiny rather than a bar.

We did not find an equivalent published rule for Offa, so we do not state one.

StrideUp HPP criteria, intermediary channel and the Gatehouse criteria guides above, read 10 August 2026.

The UK-resident ranges we checked do not publish separate refinance pricing

Conventional lenders often run separate purchase and remortgage ranges at different prices. In the current UK-resident ranges we checked on 10 August 2026, we found no separate refinance rate card. Refinance availability is a flag on the same product, so the refinance flag does not create a second rate for the same product. There is still plenty to compare, just not a remortgage rate card.

We looked for a counter-example and found none in the UK-resident ranges. The only provider in the register that prices refinancing as its own product is Nomo by BLME, whose refinance products are cheaper than its standard range. It is open to GCC residents rather than to UK residents, so it is not an option for the reader of this page, but it shows the separate-pricing model exists in this market.

What this means for a comparison

Do not assume "remortgage" means a separate rate card. In the ranges we checked, first establish which products permit a refinance at your finance-to-value, then compare the published rates and fees on the products that are actually available to you. The availability question decides more here than the price question does.

What you are allowed to refinance for

A remortgage is often about raising money as well as changing provider, and that is where a published rule can stop you. StrideUp states that capital-raising refinance is accepted, without publishing which purposes are excluded. Gatehouse Bank publishes the most detailed purpose-by-purpose list we found, and it is specific.

Not acceptable: Debt consolidation, and capital raising to pay business debts, tax liabilities or gambling debts. The exclusion is stated at both tiers of the criteria.
Acceptable, named in the guide: Repayment of secured property finance, a pound-for-pound refinance from your existing provider, home improvements, paying off Help to Buy, capital raising for property investment or development, and raising a deposit for a second property, a buy-to-let or a holiday home, though not a timeshare.
Where the ceiling drops: Refinancing a property you own outright is limited to 80% rather than the 90% available on an ordinary refinance. Between 80% and 90% it is considered by referral only. Refinancing within six months of buying is considered, subject to enhanced underwriting checks.

This is one provider's rulebook, not the market's. StrideUp accepts capital raising but publishes no equivalent list of permitted and excluded uses, and we did not establish one for Offa. Read the above as what Gatehouse Bank has committed to in writing rather than as the industry position.

Home Purchase Plan Criteria, finance up to 80% finance-to-value and finance above 80% finance-to-value, both effective 5 August 2026, read 10 August 2026.

Property transaction tax when you refinance onto a home purchase plan

The obvious worry is a second tax bill. A provider acquiring an interest in a home you already own looks exactly like a taxable land transaction, and if it were charged it would add a substantial tax cost solely because of the finance structure.

Qualifying alternative property finance arrangements can be relieved from the additional land transaction that the finance structure creates, provided the statutory conditions are met. The refinance case is expressly covered rather than left to inference. Both tax authorities that matter here draw the same two limbs: relief applies to the first transaction where the seller is you, which is the route from a conventional mortgage, and where the seller is a financial institution that already held the property under the same kind of arrangement with you, which is the route from one plan to another.

England and Northern Ireland: Stamp duty land tax, with alternative property finance relief. For the refinance case HMRC is specific about the comparator: where the conditions are met, the stamp duty land tax consequences are the same as for a conventional remortgage. Not the same as for a purchase, which is the comparator its guidance uses for a first purchase.
Wales: Wales has not used stamp duty land tax since 2018. It uses land transaction tax, and Schedule 10 of the 2017 Act provides its own alternative property finance relief. The Welsh guidance draws the same distinction: if the seller is the person, or a financial institution which already held the property under those arrangements with the person, the initial purchase is also relieved. This matters here because Gatehouse Bank and Offa both publish England and Wales.

Relief is conditional, not automatic. It applies where the arrangement meets the conditions in the legislation, and the conditions are not identical between the two regimes. That is a question for the conveyancer handling your transaction, and it is worth asking them to confirm the treatment in writing before you commit. We report what the published guidance says; we are not tax advisers.

Which structure this describes. The relief above concerns the lease and co-ownership arrangements used by the home purchase plans in this comparison, where the provider acquires an interest in the property and that acquisition would otherwise be taxed. Kuwait Finance House PLC's commodity murabaha is structurally different: the bank publishes it as first-charge finance, taking a first legal charge while the client retains registered ownership, rather than buying the property and selling it back. A property buy-and-resell arrangement is a third thing again, with its own statutory route. We have not established the land-tax mechanics of first-charge commodity finance to the same standard, so we do not read the relief above across to it.

HMRC, SDLTM28100, FA03/S71A, SDLTM28005 and Welsh Government, land transaction tax alternative property finance reliefs, read 10 August 2026. Scotland uses land and buildings transaction tax. None of the UK-resident provider families compared on this page publishes Scottish owner-occupied finance, so we have not researched the Scottish treatment here. Our wider register does track a proposition whose own published geography is unresolved on Scotland, and it is not open to UK residents.

What refinancing actually costs

Switching costs have two sides: leaving your existing arrangement, and setting up the new one. Which side dominates depends on where you are in your current deal. Inside a fixed period an early settlement charge on the outstanding balance can be the largest single number. Outside one there may be no percentage exit charge at all, so setup costs and any remaining settlement, legal or administration charges become more important.

Provider	Variable or discounted	Two-year fixed	Five-year fixed
Gatehouse Bank	No product of this shape	2% year 1; 1% year 2	3%,3%,2%,2%,1%
Offa	No early payment charge	2%, 1%	5%,4%,3%,2%,1%
Kuwait Finance House PLC	No early payment charge	No product of this shape	5%,4%,3%,2%,1%
StrideUp	No product of this shape	Charge applies, See offer and tariff	Charge applies, See offer and tariff

Read the states as written: a provider with no product of a given shape is not a provider with no charge, and a charge we could not establish is not a charge of zero. Charges are attached to individual products rather than to providers, so read the scale on the plan you actually hold, and check whether your existing arrangement carries a settlement or admin fee of its own. Then add the new provider's setup costs. Depending on the proposition these may include a product fee, an application fee, valuation, legal costs and other tariff charges, and the fee architecture genuinely differs between providers: Gatehouse Bank publishes separate product and application fees, while Kuwait Finance House PLC publishes a percentage application fee instead. Our calculator prices products against their real published fees rather than an estimate. It models the cost of the new product, not the cost of leaving your existing one.

"No early payment charge" is not the same as "leaving early costs nothing." Kuwait Finance House PLC publishes no early payment charge on its variable rate commodity murabaha, and states separately that there will be no discount for early settlement of the deferred sale price under that purchase. Legal and administration fees may also apply. Whether a charge is levied and how the settlement amount is calculated are two different questions, and on this product the provider answers them differently. That is a real difference from a co-ownership plan, where settling early means buying out the provider's remaining share.

The timing question nobody publishes for you

A settlement charge that falls away next year, set against a rate saving that starts now, is an arithmetic problem with a date in it. Work out what the charge costs today, and how long the difference in monthly payment would take to recover it. That gives you a break-even point under today's pricing. It does not tell you what products or rates will exist when the settlement charge expires, so waiting versus switching is a scenario rather than a prediction, and anyone presenting it as a prediction is guessing.

What we could not verify

Gatehouse's existing-customer range is published, and we have not modelled it. Its product-switch page says only that a fee may apply, but its existing-customer product page publishes rates, tiers, product fees and settlement charges. That range is not in our canonical rate record, so we do not compare switch pricing against new-business refinance pricing on this page. Not unpriced: unmodelled.
Capital raising, purpose by purpose. Gatehouse publishes what it will and will not refinance for, set out above. StrideUp states that capital raising is accepted but publishes no equivalent list of permitted and excluded uses, and we did not establish one for Offa. We do not read Gatehouse's permitted or excluded purposes across to either of them.
Porting, for two of the three. StrideUp states plainly that its products are not portable. We have not verified an equivalent published position for Gatehouse Bank or Offa, so we do not infer one for either. One provider's published answer does not disappear because the others are silent.

Where to start

Check the ceiling before you check the rate. Work out roughly what your home is worth and what you would need to finance, find the tier that puts you in, and only then compare what is available at that tier for a refinance. A cheaper rate you cannot reach is not a saving.

Check the published criteria See current rates Ask an adviser your question

Tell us what the published data could not answer

Everything above comes from what providers publish. Whether a provider will actually take you depends on affordability, credit history and the property itself, and on criteria nobody prints. Tell us what you are stuck on and we will come back to you.

Whether switching is worth it on your numbers depends on settlement figures and criteria that are not fully published.

Common questions

Can you remortgage onto an Islamic mortgage?: Yes. Every current owner-occupied proposition in our register that accepts UK residents publishes a refinance route, subject to its criteria, which can include finance-to-value, geography, time since purchase, purpose and full underwriting. It is a full application rather than a transfer, so the provider assesses you and the property from scratch.
Do you pay stamp duty again when you remortgage onto a home purchase plan?: The provider acquiring an interest in your home looks like a taxable transaction, and it can be relieved where the statutory conditions are met. In England and Northern Ireland that is alternative property finance relief from stamp duty land tax, and HMRC states that in the refinance case the consequences are the same as for a conventional remortgage. Wales uses land transaction tax instead, and Schedule 10 of the 2017 Act provides its own equivalent relief. Both cover the case where the seller is you and the case where the seller is a financial institution that already held the property under the same arrangement with you. Relief depends on the statutory conditions being met, so confirm your position with your conveyancer.
Is an Islamic remortgage more expensive than an Islamic purchase?: Not on the published rate. In the current UK-resident ranges we checked on 10 August 2026, we found no provider publishing a separate refinance rate card: refinance availability is a flag on the same product, at the same price. What differs is the ceiling. Gatehouse publishes its 95% tier for purchase only, so refinancing with Gatehouse stops at 90%, while Offa publishes 95% for both. The one provider in the register that does price refinancing separately, Nomo, is open to GCC residents rather than UK ones.
What does it cost to switch from one Islamic mortgage provider to another?: It depends where you are in your current deal. Inside a fixed period, an early settlement charge on the outstanding balance can be the largest number; outside one there may be no percentage charge at all. Then add the new provider's setup costs, which may include a product fee, an application fee, valuation and legal costs depending on the proposition. Our rate pages carry the published fees for each product.