Bridging finance for deals that can't wait.
Auction purchases, refurbishments, development exits and commercial property. Built for developers and investors who know what they are buying and need the money to keep pace.
- £150k to £25m+
- Up to 75% loan-to-value
- 3 to 24 months
- Terms within 24 hours
Typical market ranges for unregulated bridging in England. Illustration only, not an offer. Full detail on the rates and costs page.
Tell us the deal. We'll tell you if it works.
Every page below is written around one kind of deal: what lenders want to see, what it costs, where it goes wrong and how we get it over the line.
Auction finance
Exchange on the day, complete in 28. Terms before you bid, funds in time for completion.
See how it works 02Refurbishment bridging
Light and heavy refurb, including works the high street will not lend on. Funds for purchase and works.
See how it works 03Development exit
Practical completion reached, units unsold. Replace expensive development finance and release cash.
See how it works 04Bridge-to-let
Buy, refurbish, refinance on to a BTL or HMO mortgage. One lender or two, whichever costs less.
See how it works 05Commercial and semi-commercial
Shops with flats above, offices, industrial, mixed use. Vacant or tenanted.
See how it works 06Land with planning
Secure the site while you finalise development finance, or hold it through a planning uplift.
See how it works 07Chain break and investment purchases
Complete on a purchase before another sale goes through. Business and investment property only.
See how it works 08Second charge bridging
Raise capital against equity in property you already own without disturbing the first charge.
See how it worksUnusual security, awkward timing, a deal nobody else will look at.
Portfolio purchases, title splits, probate, below-market-value buys, cross-charged security. If it is property in England and there is a sensible exit, tell us about it.
Describe the dealFrom enquiry to funds, on a deal that behaves.
Bridging is fast when the paperwork is ready. We tell you on day one exactly what your solicitor and valuer will need, so nothing waits on us.
The deal, in numbers
Price, loan, works, exit, timing. We sanity-check the LTV and the exit before we approach anyone.
Indicative terms
Usually inside 24 hours: rate, fee, LTV and conditions from the lender who fits the deal best, not the one who pays us most.
Valuation and legals
Valuer instructed, lender's solicitor engaged, your solicitor briefed. This is where deals slow down; we chase daily.
Completion
Funds released. Interest usually retained, so the day-one cash is the net figure, which we show you up front.
Built for people who have done this before, or are about to.
Most bridging enquiries fail on the exit, not the property. We start with how the loan gets repaid and work backwards, which is why our cases complete.
We are a good fit if
- You are buying, refurbishing, developing or holding property as an investment or business, in England.
- You have a clear exit: a sale, a refinance on to a term mortgage, or the sale of another asset.
- You want one contact who knows the lenders, rather than filling in six enquiry forms.
- The loan is £150,000 or more. Below that, costs eat the deal.
We cannot help if
- You or a family member live in, or will live in, the property. That is regulated bridging and needs an FCA-authorised adviser.
- The property is in Scotland, Wales or Northern Ireland. England only for now.
All of England, with most of our deals in the south.
London and the Home Counties produce the largest loans and the tightest deadlines. The regional pages cover what is typical locally: values, auction houses, lender appetite.
Three things that make a bridging broker worth using.
Whole of market
High-street-owned bridgers, specialist funds, private lenders. The right lender for a light refurb in Guildford is not the right lender for a vacant office in Leeds. We know which is which.
Honest about the exit
If the numbers do not work we say so before you spend money on a valuation. A bridge you cannot repay is the most expensive loan there is.
One person, start to finish
The person who prices the deal is the person who chases the solicitor. No handoffs to a processing team.
Questions developers ask us first
How fast can a bridging loan actually complete?
With a clean title, a cooperative solicitor and a valuation that can be booked quickly, 7 to 10 working days is realistic. Two to three weeks is more usual. Auction purchases are planned around the 28-day deadline from the start. The slow parts are almost always legal, not lender, so we tell you on day one what your solicitor needs to have ready.
What does bridging cost?
Typically 0.55% to 1.1% per month on the loan for standard residential investment property, more for heavy refurbishment, commercial or land, plus an arrangement fee of around 2%. Valuation and legal fees on top. Our calculator shows the full cost of a deal, including how much cash you actually receive on day one when interest is retained.
Do I need to have done this before?
No, but it changes which lenders we go to and what they charge. Experienced developers and landlords get the sharpest pricing and the highest leverage. If this is your first project we will say so to the lender and structure it accordingly, rather than pretend otherwise.
Is this regulated?
We arrange unregulated bridging: loans for business and investment purposes, secured on property that neither you nor a family member lives in or will live in. If the property is or will be your home, that is a regulated loan and we cannot help with it. We are operated by Avantigo Capital and we are not authorised by the FCA.
What can I borrow against?
Houses, flats, HMOs, blocks, mixed-use, shops, offices, industrial units, land with planning, and portfolios. In England. Lenders will also take a second charge on property you already own, or a charge across several properties, to increase the loan or reduce the cash you need to put in.
What do you charge?
Indicative terms cost nothing. If you proceed, our fee is agreed in writing before anything is instructed, and is normally paid on completion out of the loan. Lenders also pay us a procuration fee in many cases, which we disclose.
Tell us the deal.
A few numbers and a postcode is enough for a first view. Indicative terms cost nothing and commit you to nothing.