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UK property — bridging finance for investment, development and commercial projects

Bridging Finance

Every Deal Is Different.
So Is Our Approach

Whatever the property, whatever the scenario — we structure the right solution across England and Wales from our panel of 250+ lenders, including private funds and specialist capital.

What Is Commercial Bridging Finance?

Commercial bridging finance is short-term property lending — typically 1 to 24 months — secured against an asset you either already own or are in the process of buying. Unlike a mortgage, which is designed for long-term ownership, a bridge is designed to be repaid — by selling, refinancing, or completing works and drawing down a term facility.

We arrange bridging exclusively for unregulated purposes — investment property, commercial assets, land, development, and business capital. If the property is your primary residence, the regulated route is the correct product, and a different broker.

Facilities range from £250,000 to £100m+, from 0.37% per month, with decisions in hours and drawdowns typically inside 5-14 working days. New to bridging? Start with the complete guide.

How to Choose Between These Products

The product types below look different but share the same underlying mechanics. Pick primarily by what you're using the money for:

If your situation doesn't obviously fit — or spans several — that's normal. Most deals we place cross two or three categories. The boundaries matter less than finding the right lender.

Quick Purchase

Quick Purchase

Decisions in hours, completion in days.
Capital Raising

Capital Raising

Unlock equity in property you own.
Refinance

Refinance

Existing debt, better terms, release equity.
Commercial & Standing Assets

Commercial & Standing Assets

Offices, retail, industrial, mixed-use. Purchase, refinance, or capital raise.
Property Development

Property Development

Acquire, hold, or prepare sites.
Auction Finance

Auction Finance

Meet 28-day deadlines with certainty.
Refurbishment Works

Refurbishment Works

Light to heavy renovation funding.
Land with or without Planning

Land with or without Planning

Strategic land and planning gain plays.
HMO Finance

HMO Finance

Purchase, convert, or refurbish HMOs.
Development Exit

Development Exit

Replace expiring dev facilities.
Business Finance

Business Finance

Working capital, acquisitions, tax payments, and growth funding.
No Personal Guarantees

No Personal Guarantees

Asset-only security. Protect your wealth.
Less-than-Perfect Credit

Less-than-Perfect Credit

CCJs, defaults — we look beyond credit files.
Gateway 2 Funding

Gateway 2 Funding

BSR design costs and approval delays for tall buildings over 18m.
Second Charges

Second Charges

Raise capital behind existing first charge loans.
International Bridging Facilities

International Bridging Facilities

UK and overseas. Expats and foreign nationals.

Common Questions

Who is best for bridging loans?
There is no single 'best' lender — the right lender depends on the borrower's profile (regulated vs unregulated, individual vs SPV, credit profile), the security (residential vs commercial, location, condition) and the exit. A specialist broker with whole-of-market access typically routes each case to the lender most likely to deliver on speed, LTV and pricing for that specific combination. For unusual cases (foreign borrowers, high LTV, complex security, short timelines) broker routing matters more than for vanilla cases.

Which type of bridging loan is right for me?
The right bridging product depends on the use case, the property and the exit. For buying at auction with a 28-day clock, auction-purchase finance is built for the timeline. For releasing equity from an existing property, capital-raising or second-charges usually fit. For property in unmortgageable condition that needs refurbishment, refurbishment finance covers both the purchase and the works. For developers exiting a near-complete scheme, development-exit bridges to the long-term refinance or sale. A specialist broker matches the product to the specific combination.

How quickly can a bridging loan complete?
Standard bridging completes in 5-14 days for clean residential cases. The fastest specialist lenders can complete in under 5 days on quick-purchase deals where pre-prepared paperwork, dual legal representation and a known security profile are all in place. Commercial, semi-commercial, and second-charge cases typically run 10-21 days because of additional valuation and legal steps. Auction-purchase finance is built around the 28-day completion clock specifically.

Do I need an exit strategy in place before applying?
Yes — the exit is the single most-scrutinised part of any bridging underwrite. Specialist lenders need to see a credible, documented path to repaying the loan: a contracted sale, a tied-up refinance to a longer-term product, an inheritance with a clear date, or an asset disposal with realistic timing. A vague "we'll see how the market is" exit usually doesn't pass. The exit doesn't need to be certain — it needs to be credible and stress-tested for the loan term.

Can bridging finance be used for any type of property?
Most property types are accepted by specialist bridging lenders: residential, semi-commercial, commercial, land with planning, land without planning, HMOs, holiday lets, mixed-use, and properties in unmortgageable condition. The two ranges that need specialist routing are international property (typically international bridging) and land without planning (typically lower LTV, see land without planning). Listed buildings, ex-local-authority high-rise above 6 storeys, and properties with structural movement are case-by-case but rarely outright declined — pricing reflects the security profile.

Not Sure Which Product Fits?

Tell us about your deal and we'll recommend the right solution. If we can respond immediately we will, otherwise within 2 hours during business hours.

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