BTL Exit Refinance

Unlock Your Equity

Capital Raising

Your property portfolio is an asset — not just bricks and mortar. When you need capital fast, we arrange bridging finance that unlocks the equity in your existing commercial property. No need to sell. No need to wait months for a bank. Funds in days, not weeks.

Today’s rates and costs 158 lenders active in the market Every fee in writing before you commit
Discuss your deal Always confidential. No obligation.

£200k–£100m+

Loan Size

12 to 24 months

Typical Term

some lenders go to 36 months

Up to 70% LTV

Typical LTV

Key Features

What We Offer

Unlock equity in commercial property

Release capital tied up in property you already own — without selling the asset.

First and second charge options

We can structure behind existing debt or take a clean first charge. Second charges unlock equity without disturbing your current mortgage.

No restriction on use of funds

Use the capital for new acquisitions, business investment, tax liabilities, or any commercial purpose.

Fast drawdown — typically 5-7 working days

When you need capital quickly, we deliver. No lengthy underwriting processes.

Interest rolled up available

No monthly repayment burden. Interest is added to the loan and repaid when you refinance or sell.

Portfolio cross-charge options

Use equity across multiple properties to maximise the amount you can raise.

Ideal For

Common Scenarios

Fund a New Acquisition

You've found the next deal but your capital is tied up in existing property. Release equity to fund the deposit or full purchase.

Business Cash Injection

Your business needs working capital. Raise funds against commercial property you own without a lengthy bank process.

Tax or HMRC Payment

An unexpected tax bill needs settling fast. Capital raising against property provides the funds within days.

Seize a Time-Limited Opportunity

A business or property opportunity has a deadline. Raise capital quickly against your existing assets to act decisively.

Typical Costs

What You'll Pay

Every deal is different, but here's what to budget for on a typical capital raising facility. Use our calculator to estimate total costs for your specific deal.

Interest Rate

Priced case by case, rolled up — no monthly payments.

Arrangement Fee

1–2% of the gross loan. Can be added to the facility or paid on completion.

Valuation Fee

Nil to about £100 for a desktop valuation and up to about £2,000 for a full one, plus VAT, on a loan of about £200k, depending on the property. Paid directly to the surveyor.

Legal Fees

Your solicitor + lender's solicitor. Budget about £1,500–£2,000 plus VAT for each side on a loan of about £200k (more on larger or complex loans).

Exit Fee

0–1% of the loan. Many lenders charge none.

Our Fee

Our fee is generally 1% of the gross loan, paid on completion.

How It Works

Unlocking Equity in Your Property

1

Tell Us What You Need

How much capital do you need, what property are you raising against, and what's the purpose? We'll assess the equity available and identify the right route — first charge, second charge, or cross-collateralised across multiple assets.

2

Valuation and Terms

We instruct a valuation to confirm the current market value, then negotiate terms with the lenders whose criteria fit. If there's existing debt, we coordinate with your current lender to ensure a clean process — or arrange a second charge behind them.

3

Draw Funds

Once legal work is complete, funds are drawn — typically within 5–7 working days of initial enquiry. Use the capital for whatever you need. Exit by refinancing, selling the asset, or repaying from other sources.

Who Is This For

Typical Capital Raising Borrowers

Portfolio Investors

Equity is locked in existing properties. Release capital to fund new acquisitions without selling the assets that generate your rental income.

Business Owners

Your business needs a cash injection but the bank is too slow. Raise funds against commercial property you own and have capital in days, not months.

Tax and HMRC Settlements

An unexpected tax bill needs settling quickly. Capital raising against property provides the funds within days to resolve HMRC liabilities.

Developers Between Projects

Profits from completed developments are tied up in retained assets. Release equity to fund deposits or working capital for the next scheme.

Common Questions

Capital Raising FAQ

How much can I raise against my property?
Typically up to 70% of the current market value on a first charge, or up to 65% combined LTV on a second charge. If you have multiple properties, cross-collateralisation can sometimes increase the total amount available.

Can I raise capital if I have an existing mortgage?
Yes — via a second charge behind your existing lender, or by refinancing the entire facility. A second charge is often faster because it doesn't disturb your current mortgage. Your existing lender may also consider a further advance instead. We'll set out which route suits your situation.

Are there restrictions on what I can use the funds for?
No restrictions on commercial capital raising. Common uses include funding new property acquisitions, business investment, tax payments, development costs, or covering a short-term cash flow gap. The lender cares about the security and the exit — not what you spend the capital on.

How fast can I get the funds?
Typically 5–7 working days from initial enquiry. The main variables are valuation turnaround and legal work. For urgent capital requirements, we've arranged drawdowns in under 7 days.

Do I need a personal guarantee?
In most cases, yes — particularly when borrowing through an SPV or limited company. The personal guarantee covers the lender in the event that the property sale or refinance does not fully repay the debt. Some lenders offer limited or capped guarantees depending on the LTV and asset quality.

Can I raise capital against a portfolio of properties?
Yes. Cross-collateralisation across multiple properties can increase the total amount available and sometimes improve your rate. We regularly arrange portfolio capital raising facilities where the equity across several assets is pooled to maximise the drawdown.

What exit strategies do lenders accept?
The most common exits are refinance onto a longer-term mortgage, sale of the property, or repayment from a separate capital event (such as the sale of another asset or business proceeds). The lender needs to see a credible and realistic exit before approving the facility.

Is capital raising regulated?
Capital raising against commercial or investment property is unregulated. This means faster processing, fewer bureaucratic hurdles, and more flexible structuring. We cannot arrange capital raising against a home you or your family live in, or intend to — the property must be held as an investment or for business purposes.

Can I raise against multiple properties at once?
Yes — cross-collateralisation across a portfolio of properties can increase the total capital available. Each property is valued independently and the combined equity determines the facility size. This is common for portfolio investors looking to maximise their borrowing capacity.

Will raising capital affect my existing mortgage?
Only if you choose a first charge (full refinance). A second charge sits behind your existing mortgage without disturbing it. We'll talk you through both routes — first charge often provides better rates, but second charge avoids disrupting favourable existing terms and avoids early repayment charges.

What evidence of exit does the lender need?
The lender needs to understand how you'll repay. Common exits include refinance onto a commercial mortgage, sale of the property, or incoming funds from a business event. A clear, credible exit strategy is the single most important factor in any bridging application.

Can I raise capital against unencumbered property?
Yes — if you own property outright with no existing debt, you can raise up to 70% of its current market value as a first charge. This is the simplest and often cheapest form of capital raising, as there's no existing lender to coordinate with.

Related Products

You Might Also Need

Second Charges

Raise behind existing first charge debt.

Refinance

Replace existing debt with better terms.

Business Finance

Working capital and growth funding.

Real Results

Deals We've Structured

£3.1m

Portfolio Refinance

Birmingham

 £3.2m

Villa Refurbishment

Marbella, Spain
All case studies →

Ready to Discuss Your Deal?

Get an indicative quote or arrange a call with a specialist. 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 Calculate Your Costs
0330 223 7872 WhatsApp hello@bridging.fund