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, Wales and Scotland from the 158 lenders active in the market, including private funds and specialist capital.

What Is Commercial Bridging Finance?

Commercial bridging finance is short-term property lending — terms are most commonly 12 to 24 months; some lenders go to 36 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 you or your family live in the property, or intend to, the regulated route is the correct product, and a different broker.

Facilities range from £200k to £100m+, with decisions in hours and drawdowns typically inside 5–7 working days. Bridging rates start from 0.50% a month (first charge, under 50% loan-to-value, straightforward cases). Development exit is priced case by case. New to bridging? Start with the complete guide, or read our in-depth 2026 bridging finance guide covering rates, products, process and costs end to end.

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.
No Personal Guarantees

No Personal Guarantees

Asset-only security. Protect your wealth.
Capital Raising

Capital Raising

Unlock equity in property you own.
Refinance

Refinance

Existing debt, better terms, release equity.
Property Development

Property Development

Acquire, hold, or prepare sites.
Commercial & Standing Assets

Commercial & Standing Assets

Offices, retail, industrial, mixed-use. Purchase, refinance, or capital raise.
Auction Finance

Auction Finance

Bridging finance for auction purchases, where completion is typically due within 20 business days.
Business Finance

Business Finance

Working capital, acquisitions, tax payments, and growth funding.
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.
Gateway 2 Funding

Gateway 2 Funding

BSR design costs and approval delays for tall buildings over 18m.
HMO Finance

HMO Finance

Purchase, convert, or refurbish HMOs.
Development Exit

Development Exit

Replace expiring dev facilities.
Less-than-Perfect Credit

Less-than-Perfect Credit

CCJs, defaults — we look beyond credit files.
BTL Exit Bridging

BTL Exit Bridging

Settle BTL mortgages, manage CGT timing, sell at full value.
International Bridging Facilities

International Bridging Facilities

UK and overseas. Expats and foreign nationals.
Second Charges

Second Charges

Raise capital behind existing first charge loans.

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 broker who compares lenders active in the market 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 completion clock of typically 20 business days, 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?
Bridging typically completes in 5–7 working days. Quick-purchase deals with pre-prepared paperwork, dual legal representation and a known security profile can go faster. Commercial, semi-commercial and second-charge cases tend to sit at the upper end of that range because of additional valuation and legal steps. Auction-purchase finance is built specifically around the auction completion clock, typically 20 business days.

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 we'll call you back the same working day, often within a couple of hours.

Discuss your deal
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