Capital that moves at the speed of the opportunity.
Short-term funding secured against UK property, for the moments when a deal will not wait for a conventional timetable.
Quick estimate
See an indicative repayment
Indicative monthly repayment
£4,500 to £5,625
Illustration only, based on a range of typical total costs. Actual pricing depends on trading history, sector, term, amount and credit profile, and differs between providers.
A bridge exists to solve a timing problem, not a solvency problem. Capital is advanced quickly against property security and repaid from a defined exit: a sale, a refinance, or the completion of works that unlock a longer-term facility.
Because the security carries the risk, decisions turn on the asset and the credibility of the exit rather than on months of filed accounts. That is what allows a well-prepared file to complete in days when a term lender would still be scheduling a credit committee.
The discipline that matters is honesty about the exit. A bridge with a firm, evidenced repayment route is one of the most useful instruments in commercial finance. A bridge taken in the hope that something turns up is the most expensive.
Best suited for
- Auction purchases with a 28 day completion deadline
- Buying commercial premises ahead of a longer-term refinance
- Refurbishment works before a property is refinanced or sold
- Breaking a chain on a business relocation
- Releasing equity from owned property for a time-critical deal
- Settling a maturing facility while a refinance completes
How it works
Deal and exit
Tell us the property, amount, timescale and how the bridge is expected to be repaid.
Valuation and legals
Valuation is instructed and solicitors run in parallel rather than in sequence, which is where the time is saved.
Completion
Funds are released on completion of the charge, direct to your solicitor or your business account.
Eligibility at a glance
A short list of the information commonly considered. Eligibility and available terms depend on the individual business and facility.
- UK limited company, LLP or SPV borrower
- Suitable UK property offered as security
- A credible, evidenced exit route
- Directors able to complete identity and source of funds checks
- Solicitor instructed and available to act promptly
- Any required credit search explained before it takes place
Careful with your data, clear about your terms.
Commercial lending sits outside the FCA perimeter, so the protections of a regulated agreement do not apply. We set out how we work so you can judge it for yourself.
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Where used, access is read only through FCA authorised providers and can be revoked at any time.
Finance for UK registered businesses and business purposes, not consumer credit.
The initial form is an enquiry. If a credit search is needed later, its type and impact will be explained first.
Total repayable, term, fees and any security stated in writing before you sign.
First charge, second charge and what it changes
A first charge means no other lender has a prior claim over the security, which produces the highest loan to value and the keenest price. A second charge sits behind an existing mortgage and requires that lender's consent, so it is slower, smaller and dearer.
Where a property already carries borrowing, it is worth pricing both a second charge and a full refinance of the existing facility. A refinance is often cleaner and, once fees are counted, no more expensive.
How bridging interest is actually charged
Bridging interest is quoted monthly rather than annually. There are three ways to handle it. Serviced means you pay each month from cash flow. Rolled up means interest accrues and is settled with the capital at redemption. Retained means the interest for the expected term is held back from the advance at the outset.
Rolled and retained structures protect cash flow during the term but reduce the net funds you receive, so size the facility on net proceeds rather than the headline figure. Always ask for the total cost at your expected redemption date, including exit fees and legal costs.
Preparing a file that completes in days rather than weeks
Three things determine speed, and none of them is the lender. Instruct a solicitor experienced in bridging before you apply, not after. Have title documents, leases and any planning consents assembled in one place. Be able to evidence the exit with a sale agreement, a mortgage offer in principle or a schedule of works with costs.
Files that stall almost always stall on legal enquiries or an unavailable valuer, not on credit. Preparation is the difference between a deal that completes inside the auction deadline and one that forfeits the deposit.
Bridging against the alternatives
| Bridging | Commercial mortgage | Unsecured loan | |
|---|---|---|---|
| Speed to funds | Days | Weeks to months | Hours to days |
| Term | Up to 24 months | 5 to 25 years | 3 to 24 months |
| Security | Charge over property | Charge over property | Usually a guarantee |
| Cost | Monthly rate, higher | Lowest | Higher, unsecured |
| Best for | Deadline-driven deals | Long-term ownership | Flexible working capital |
Explore by need
What do you need funding for?
Bridge a cash flow gap
Cover a quiet month or a slow paying customer.
See options →Pay a VAT or tax bill
Spread a large HMRC bill over a set term.
See options →Buy stock or equipment
Spread the cost of a known purchase.
See options →Card takings business
Repayments that follow your card sales.
See options →Grow online revenue
Funding linked to monthly revenue.
See options →Expand or hire
Fixed monthly repayments over a set term.
See options →Frequently asked
How quickly can a bridging loan complete?
Straightforward cases with a clean title and a prompt valuation can complete in five to ten working days. Complex titles, second charges or slow solicitors extend that.
What exit routes are accepted?
The two standard exits are sale of the security property or refinance onto a longer-term facility. The exit must be credible and evidenced at the outset, because it is the single most important part of the file.
Is interest paid monthly?
It can be serviced monthly, rolled up and settled at redemption, or retained from the advance at the outset. Rolled and retained options preserve cash flow during the term.
Can bridging be used for business purposes?
Yes. Commercial bridging supports auction purchases, chain breaks on commercial premises, refurbishment before refinance, and short-term working capital secured against property.
What loan to value is available?
Typically up to around 70% to 75% of value on a first charge, lower on second charge and on more specialist security. A larger deposit or additional security improves both availability and price.
Related guides
Authoritative UK references
Independent sources cited on this page.
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