We provide lender-ready capital raise packaging and debt or equity placement support for business owners and buyers looking to secure serious term sheets and close funding on a defined timeline.
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Bridging finance is short-term secured lending that allows borrowers to access capital quickly when conventional mortgage or development finance timelines are too slow. It is most commonly used in property transactions but is also applied in business refinancing, auction purchases, and development exits. Financely arranges bridging facilities through its deal submission and structured finance practice.
Bridging finance is a form of short-term secured loan, typically secured against property or land, used to bridge a gap between an immediate funding need and a longer-term financing solution. The term of a bridging loan is usually between one and twenty-four months, with a defined exit strategy required at the point of application. Common exits include the sale of the secured property, refinancing onto a term mortgage, or the completion of a development project.
Bridge loans are faster to arrange than conventional mortgages, with some lenders able to complete within days of application. This speed and flexibility is the primary reason borrowers use bridging finance despite its higher cost compared to longer-term lending products.
The exit strategy is everything: Unlike a standard mortgage where the lender assesses long-term serviceability, bridging lenders focus on the exit. If the exit is property sale, the lender assesses the saleability of the asset and the likely timeline. If the exit is refinancing, the lender assesses whether the borrower will qualify for the refinance facility at the end of the bridge term. A credible, realistic exit strategy is the most important element of any bridging loan application.
In the UK, bridging loans are divided into regulated and unregulated categories depending on whether the security property is occupied or intended to be occupied by the borrower or a close family member. This distinction affects which lenders can offer the product, what consumer protections apply, and how the loan is structured.
When a buyer's onward sale falls through or is delayed, a bridging loan allows them to complete on their purchase without waiting for the sale to complete. The bridge is repaid when the original property sells.
Auction completions are required within 28 days, making conventional mortgage timelines unworkable. Bridging finance can complete within days of instruction, meeting the auction deadline with the exit being a term refinance.
Developers use bridging loans to refinance off an expiring development finance facility, buying time to sell completed units or arrange term finance without being forced into a distressed sale.
Commercial bridging loans fund the purchase of office, retail, or industrial assets where the buyer needs to move quickly, often while longer-term commercial mortgage underwriting is underway.
Properties that are unmortgageable in their current condition are funded using bridging finance while refurbishment or conversion work is completed, with the exit being a standard mortgage once the property is habitable or lettable.
Business owners with property assets use bridging loans secured against commercial or residential property to access short-term working capital, particularly when conventional lending timelines cannot meet the business requirement.
Bridging loan rates are quoted monthly rather than annually and are determined primarily by the loan-to-value ratio, the quality of the security, and whether the loan is regulated or unregulated. The Bridging and Development Lenders Association (BDLA) is the UK's trade body representing bridging lenders and publishes quarterly market data on completions, applications, and average LTVs.
| LTV band | Typical monthly rate | Notes |
|---|---|---|
| Up to 50% LTV | 0.45% to 0.65% per month | Prime residential security, strong exit; best available pricing |
| 50% to 65% LTV | 0.65% to 0.90% per month | Standard residential or investment property |
| 65% to 75% LTV | 0.90% to 1.20% per month | Higher LTV; lender applies more scrutiny to exit |
| 75% to 80% LTV | 1.20% to 1.75% per month | Available from specialist lenders; limited market |
| Commercial property | 0.85% to 1.50% per month | Pricing varies significantly by asset type and location |
| Development exit | 0.65% to 1.00% per month | Completed or near-completed stock; strong exit via sale or refinance |
Additional costs: Bridging loans carry arrangement fees (typically 1% to 2% of the loan), exit fees (sometimes charged, sometimes zero), valuation fees, and legal costs for both the borrower and the lender. Interest can be rolled up into the loan (no monthly payments) or retained from the advance at the start. Borrowers should model the total cost of the facility, not just the monthly rate, when assessing affordability.
| Feature | Typical range or structure |
|---|---|
| Loan term | 1 to 24 months; most commonly 3 to 12 months |
| Maximum LTV | Up to 75% of open market value (up to 80% from some lenders) |
| Minimum loan | From around £25,000; most lenders prefer £100,000+ |
| Maximum loan | No fixed ceiling; large loans require syndicated or private lending |
| Interest servicing | Rolled up (added to loan balance), retained (deducted from advance), or serviced monthly |
| Security | First or second charge over UK property or land |
| Completion timeline | 5 to 20 working days for most transactions; as fast as 24–48 hours in straightforward cases |
| Personal guarantee | Often required from directors of corporate borrowers |
Commercial bridging finance operates on the same core principles as residential bridging but against commercial, semi-commercial, or mixed-use property security. The lender's underwriting focuses on the asset value, the borrower's experience with commercial property, and the exit strategy. Commercial bridging rates tend to be slightly higher than prime residential bridging, and maximum LTVs are typically capped at 65% to 70% against commercial assets.
Commercial bridging is used by investors acquiring commercial units, landlords converting commercial premises to residential, and businesses refinancing commercial mortgages at short notice. Financely can arrange commercial bridging through our asset-based lending and underwriting practice.
Financely sources bridging facilities from a network of regulated and specialist lenders, matching the borrower's security, exit strategy, and loan size to the most suitable lender. We review the security, exit strategy, and loan requirement before introducing lenders, ensuring applications reach the right desk the first time and avoiding the credit footprint of multiple declined applications.
Bridging finance is short-term secured lending, typically against property or land, used to bridge a gap between an immediate funding need and a longer-term financing solution. Loans run from one to twenty-four months and require a defined exit strategy such as property sale or refinancing.
A bridging loan is the specific loan product used within bridging finance. It is secured against property, has a short fixed term, and is repaid from a defined exit event rather than through regular monthly instalments of capital, though interest may be serviced monthly or rolled up into the loan balance.
A bridge loan is the US-English equivalent of the UK term bridging loan. Both refer to the same product: short-term secured lending used to bridge a funding gap until a permanent financing solution is arranged or an asset is sold.
Bridge financing is a broader term covering the use of short-term lending to bridge a funding gap in property, business, or capital market transactions. In property, it refers to bridging loans. In corporate finance, it can also refer to interim debt facilities used while permanent capital is being raised.
Bridging finance rates are quoted monthly. For prime residential property at up to 65% LTV, rates typically range from 0.45% to 0.90% per month. Higher LTV or commercial property transactions carry higher rates, typically 0.90% to 1.75% per month. Rates depend on LTV, security quality, exit strategy, and borrower profile.
A short-term bridging loan is a bridging loan with a particularly brief term, typically one to six months. These are used for time-critical situations such as auction purchases, urgent refinancing, or brief chain breaks where the borrower expects to repay quickly from a known exit event.
A commercial bridging loan is a bridging loan secured against commercial, semi-commercial, or mixed-use property. It is used by investors and businesses to acquire or refinance commercial assets quickly, with exits typically being a commercial mortgage or property sale. Commercial bridging is unregulated and offers greater structural flexibility.
Bridging finance for property refers to short-term secured loans used across a range of property transactions: residential purchases, buy-to-let acquisitions, refurbishments, developments, and commercial acquisitions. The property acts as security for the loan, and the exit is typically the sale or refinancing of that or another property.
Regulated bridging loans are secured on property that the borrower or a family member occupies or intends to occupy, and are subject to FCA regulation and consumer protections. Unregulated bridging loans are secured on investment or commercial property and fall outside FCA mortgage regulation, giving lenders and borrowers more structural flexibility.
Financely sources regulated and unregulated bridging loans from specialist lenders, matching your security, exit strategy, and loan size to the right provider. Submit your deal and we will revert with terms.
Disclaimer: This page is for informational purposes only and does not constitute financial, legal, or investment advice. Rate and LTV information is indicative and subject to change. Financely operates on a best-efforts basis. All engagements are subject to diligence, KYC/AML compliance, and lender credit approval. No guarantee of funding outcomes is expressed or implied.
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All mandates start with an RFQ. We review submissions, issue a brief Go/No-Go memo, and where bankable, release a Term Sheet that leads to funding. We arrange capital across Senior Secured, Unitranche, Second Lien/Mezzanine, Preferred Equity, and Gap Solutions. We do not process deals by email or chat.
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