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.
For business owners and acquirers pursuing private debt or equity, submit your deal for review. We revert within one working day with next steps and either a quote for our services.
For pre-submission discussions, we offer paid consultations. To initiate underwriting and lender outreach, submit the deal.
Real Estate Development Finance
Development financing is a controlled execution plan. Capital providers fund permits, contracts, budgets, and draws with discipline, not optimism.
Financely runs a term-sheet-first process for real estate development and construction financing. Fees are disclosed upfront. No free consultations.
Submit your project here: Submit Your Deal. For process context, see How It Works.
Real estate development loans finance land acquisition in some cases, pre-development costs, hard and soft construction costs, contingency, interest reserve where needed, and the draw process through completion. Facilities are structured around verified budgets, an achievable schedule, and a clear exit, either stabilization and refinance or asset sale.
How we operate: You submit a project. We issue indicative terms with all fees disclosed. You sign the term sheet, upload your data room, and we start execution to close and funding.
We evaluate development transactions across multiple real estate categories where documentation and controls can be enforced. Examples include:
RFQ, Term Sheet, Closing, Funding. This is a transaction-led process designed to produce written outcomes.
You submit the project file. We screen feasibility, sponsor capacity, budget realism, and the cleanest structure to match lender criteria.
We issue indicative terms including structure, indicative rate framework, fees, controls for draws, and the closing procedure. If a bridge, gap, or pref-equity tranche is required, it is disclosed in the same term sheet.
After you sign the term sheet and pay the upfront fees, you upload the complete data room. We package the lender-ready file, manage underwriting and diligence Q and A, and drive conditions precedent and documentation to an executable closing.
Funds are deployed through a controlled draw process tied to approved budgets, third-party verification, and reporting. If lenders decline, you receive written decline reasons and constraints.
We disclose fees before execution begins. We do not start execution work without a signed term sheet, cleared payments, and a complete data room.
USD 9,500 to USD 59,500, payable upon acceptance of indicative terms. Covers structuring, underwriting memo preparation, budget and sources-and-uses validation, data room indexing, submission strategy, and managed lender decisioning.
Legal documentation is priced separately and paid to counsel. Typical range is USD 10,000 to USD 75,000 depending on facility type, draw complexity, and speed. Lender legal and borrower counsel costs may both apply.
2.5% to 4% of the funded loan amount, payable at closing. The rate depends on facility size, sponsor profile, asset type, and execution complexity.
Borrowers should budget for appraisal, environmental, engineering, cost-to-complete reviews, title, insurance, surveys, and filing costs payable to third parties.
Development financing is typically priced as a base rate plus margin, with draw mechanics and reserves aligned to construction risk. Final pricing depends on sponsor strength, leverage, pre-sales or pre-leasing, and third-party findings.
| Term | Indicative Position |
|---|---|
| Facility Type | Construction loan, development facility, bridge-to-perm, or value-add facility, deal dependent |
| Use of Proceeds | Hard costs, soft costs, contingency, interest reserve where approved, and approved fees |
| Tenor | 12 to 36 months typical for construction, extensions deal dependent |
| Pricing | Base rate plus margin, quoted per transaction. Rate framework depends on currency and jurisdiction |
| Leverage and Equity | Sized against cost, value, and risk. Equity requirement depends on asset type, pre-sales or pre-leasing, and sponsor profile |
| Draw Mechanics | Controlled draws against approved budget with inspections and third-party verification where required |
| Security | Mortgage and related security package, guarantees or completion support as required by the lender |
| Reserves | Interest reserve, contingency, and taxes and insurance reserves where required |
| Upfront Due Diligence and Underwriting Fees | USD 9,500 to USD 59,500, payable on acceptance of the term sheet |
| Legal Documentation Fees | Paid separately to counsel. Typical range USD 10,000 to USD 75,000, deal dependent |
| Fee on Funded Loans at Closing | 2.5% to 4% of the funded loan amount, payable at closing |
| Conditions Precedent | Underwriting, diligence, KYC and AML, sanctions screening, third-party reports, permits, budget validation, and definitive documents |
| Outcome Standard | Executable lender terms or written decline with reasons |
Development closings are checklist driven. Every delay comes from missing approvals, missing documents, or unrealistic sequencing. We run a controlled closing workflow to keep the lender credit team moving.
You sign the term sheet, pay the upfront fees, and upload the complete project file. We set one definitive version for each document and run a tracked conditions checklist.
We coordinate third-party reports, validate sources and uses, align the construction budget and schedule, and route diligence questions with disciplined responses.
Counsel documents the facility, security, and draw mechanics. We manage the closing checklist, entity documents, insurance, title, permits, and the operational controls required for draws.
Funds are deployed at closing and then released through a draw process based on verified work-in-place and approved invoices. Post-close reporting is enforced to keep the facility in good standing.
No. If you want indicative terms and a closing procedure, submit a project. We issue a term sheet first. Execution begins after signature, cleared fees, and a complete data room.
No. Lender decisions are independent and subject to diligence, compliance screening, and definitive documents. Financely does not promise approvals or funding.
A credible sponsor, clear site control, a verified budget, permits status, a realistic schedule, and a defined exit strategy. If the project economics are thin, the file needs stronger equity and tighter controls.
Sometimes, depending on jurisdiction, asset type, cash flow visibility, and lender criteria. Many development loans require completion support, guarantees, or reserves even when structured through an SPV.
Submit your development project. If it fits, we will issue an indicative term sheet with the full fee schedule, indicative pricing framework, draw controls, and a closing procedure. Once you sign the term sheet and pay the upfront due diligence and underwriting fees, you will upload the complete data room and we will start execution toward closing and funding.
Development finance punishes weak planning. Strong sponsors win by controlling budgets, permits, contracts, draws, and the close checklist from day one.
Financely advises growth-focused businesses on accessing capital by introducing their opportunities to professional investors. Financely is not a securities broker or dealer. Where appropriate, engagements are coordinated with regulated broker-dealers, investment banks, legal counsel, and other specialists.
Financely does not solicit, offer, or accept orders to buy or sell securities and makes no assurance regarding capital-raising outcomes.
Services are strictly business-to-business. Financely does not provide personal finance, consumer credit, or retail advisory services.
Advisory services are reserved for post-revenue companies that recognize the time and resources required for professional underwriting.
To proceed,
request a quote
and receive indicative commercial terms. If you require guidance before engaging,
book a paid telephone consultation.
Security notice: we are aware of third parties using Financely’s name without authorization. Only emails sent from our official domains and communications through our portal are valid. Please verify any outreach before sharing documents or sending payments, and read our impersonation warning.
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.
Letters of Credit, Standby LCs, Confirmations, Receivables Finance, and Inventory Lines with control.
Funding arranged for trade flows with instruments sized to your cycle and aligned to delivery and settlement.
Move forward to secure working capital and keep goods moving. Submit the RFQ to start underwriting for funding.
Limited or non-recourse structures for energy and infrastructure with lender-ready materials.
Funding solutions aligned to project cash flows with credible covenants and conditions to reach notice to proceed.
Advance the file to termable status. Submit the RFQ so we can underwrite and secure funding.
Debt and Preferred solutions anchored on cash flow, Quality of Earnings, and clear closing mechanics.
Funding across senior, unitranche, and preferred to match stable cash flows and acquisition timelines.
Get financed on workable terms for closing. Submit the RFQ to start underwriting.
Acquisition, development, bridge, and refinance with lender-ready packs and third-party reports managed.
Funding calibrated to DSCR, leverage, and tenancy with terms designed to close.
Move to a financeable package. Submit the RFQ to initiate underwriting for funding.
KYC and Source of Funds required. Engagements are best-efforts and subject to underwriting. Preference for operating companies with meaningful revenue. See our FAQ and Procedure.
Financely Inc. (“Financely”) provides corporate-finance advice and is wholly owned by Aurora Bay Trust, a trust formed under Bahamian law, together with its authorized affiliates. Depending on deal structure, jurisdiction, and local rules, engagements may be carried out through Financely Group LLC, a non-deposit-taking, non-banking financial company; Ashford Capital Advisory LLC; or another related entity.
Financely and its affiliates are not registered as securities broker-dealers and do not execute securities transactions or hold client funds or securities. When a mandate involves the purchase or sale of securities and a registered intermediary is required, any orders are introduced to and executed by one or more independent U.S. broker-dealers registered with the SEC and FINRA. Those broker-dealers are solely responsible for trade execution, custody, and related regulatory obligations. Nothing in this material constitutes an offer, solicitation, or recommendation to buy or sell any security or to engage in any specific transaction. Before engaging Financely Group LLC, Ashford Capital Advisory LLC, or any affiliate, you are responsible for confirming that such engagement complies with your own legal, regulatory, tax, and other requirements. In the United States, certain advisory activities may be conducted in reliance on exemptions available under the Investment Advisers Act of 1940, including the “foreign private adviser” exemption where applicable. Our services and regulatory status may vary by jurisdiction and by transaction type.
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