Commercial Bridging Loans
A commercial bridging loan is short-term secured funding against commercial or semi-commercial property, used when the timetable will not wait for a term lender: an auction purchase, a chain-free acquisition, a lease event, a refinance deadline or works that make a property unmortgageable today. Expect 0.85%–1.25% per month, up to 70% of value, terms of six to twenty-four months and completion in two to six weeks. Price matters far less than the exit — the cost of a bridge that runs three months beyond its term dwarfs the difference between two lenders' monthly rates.
Criteria and pricing
What lenders on our panel will typically do on this product today.
- Loan to value
- Up to 70% commercial, 75% semi-commercial
- Rate
- 0.85% – 1.25% per month
- Loan size
- £150,000 – £25m
- Term
- 6 – 24 months
- Arrangement fee
- 1.5% – 2%
- Exit fee
- Nil on most facilities; 1% on some
- Interest
- Rolled, retained or serviced monthly
- Charge
- First; second charge by arrangement
- Speed
- 2 – 6 weeks; 10 days with a desktop valuation
Worked example — auction purchase of a tenanted retail parade
- Purchase price
- £880,000
- Gross bridge at 70% LTV
- £616,000
- Rate, serviced monthly
- 0.89% pcm
- Monthly interest
- ≈ £5,480
- Arrangement fee at 2%
- £12,320
- Deposit and costs required
- ≈ £290,000
- Term
- 9 months
- Exit
- Commercial investment mortgage once the vacant unit is let
Figures are typical UK market ranges as at 2026 and are indicative only — your terms depend on the scheme, the exit and the lender we place the case with.
Who this works for — and who it does not
You are likely to qualify if
- Commercial, semi-commercial, mixed use or land security in the UK
- A specific, evidenced exit within the term
- At least 30% equity or deposit into the transaction
- A solicitor able to work to a bridging timetable
- Adverse credit considered where the security and exit are sound
This is the wrong product if
- Long-term funding — a bridge is deliberately expensive held beyond its term
- Cases whose exit is a refinance the property will not qualify for
- Regulated lending secured on a borrower's own home
- Works-heavy projects needing the whole facility on day one
What actually happens, and when
- Day 0
Requirement taken
Asset, amount, timescale and exit. That is enough to know which three or four lenders will actually write it.
- Day 1–2
Terms
Indicative terms with rate, LTV, fees and conditions, so the true cost is visible before any valuation fee is spent.
- Day 3–14
Valuation and legals
Valuation instructed and solicitors instructed on the same day, not in sequence.
- Week 3–5
Drawdown
Funds released to your solicitor. Auction deadlines of 28 days are routinely met.
Frequently asked
Request indicative terms
Four details are all a lender needs to price a case: how much, what secures it, when you need it and how it is repaid. Send those and we come back with realistic terms — or tell you plainly that the case will not place.
Request indicative terms
Tell us the four things every lender asks first. We come back with realistic terms, usually the same working day.