Bridging loans from £50,000 to £25m, arranged swiftly.
Short-term property finance without the runaround. We're independent, whole-of-market, and focused entirely on finding you the right deal.
What is a bridging loan?
A bridging loan is a short-term secured loan, typically running from one to twenty-four months, used most often to fund property transactions where speed or flexibility matters more than a conventional mortgage can offer.
The name comes from the core use case: bridging a gap between the purchase of one property and the sale of another. But the practical applications run considerably wider than that.
Bridging loans can be used to:
- Buy a new home before your existing one has sold
- Purchase property at auction within the 28-day deadline
- Buy a property in a condition no mortgage lender will accept
- Fund a refurbishment or light development project
- Prevent a property chain from collapsing
- Downsize quickly in later life without a rushed sale
At a Glance
| Loan size | £50,000 – £25m |
| Typical term | 1 – 24 months |
| Rates from | 0.55% per month |
| Maximum LTV | Up to 80% |
| Monthly repayments | Optional (interest can roll up) |
| Fastest completion | From 72 hours |
| Security required | UK property or land |
Key Advantages
- Borrow up to 80% of your property's value
- Completion in as little as 72 hours in straightforward cases
- Interest rolls up, no monthly payments during the bridge period
- Early repayment stops interest accruing the same day
- Poor credit history considered by specialist lenders
- Unusual property types, including derelict and commercial
How does a bridging loan work?
A bridging loan is secured against property, either the property you're purchasing, a property you already own, or both. This security is what gives lenders the confidence to move quickly and lend at competitive rates, even where conventional mortgage criteria can't be met.
Unlike a standard mortgage, bridging loans don't usually require monthly repayments. Interest accrues daily and can be deducted from the loan upfront (a retained loan) or added to the balance and repaid in full at the end of the term.
Every bridging loan application requires a clear and credible exit strategy, in other words, how you plan to repay the loan. The most common exit routes are:
- The sale of the bridged property or an existing asset
- Moving onto a standard residential or buy-to-let mortgage
- Refinancing onto a longer-term commercial or development facility
Common uses for bridging finance
Bridging loans are genuinely versatile. Here are the situations we arrange them for most frequently.
The most common use of a residential bridge. You've found a property you want, but your buyer's mortgage has been delayed, or the chain below has collapsed. Rather than walk away, a bridging loan lets you complete on your purchase and take your existing property back to market at your own pace. Once it sells, the bridge is cleared, you only pay interest for the period you need it.
When you buy at auction, you have 28 days to complete. That's simply not long enough for a standard mortgage application. A bridging loan can be in place within days of your winning bid, secured against the purchase property, with a mortgage arranged as your exit once the dust has settled. Many of our auction clients do exactly this, particularly on lots requiring refurbishment or conversion.
High-street mortgage lenders won't lend on property deemed uninhabitable, no working kitchen, no functioning bathroom, structural defects, or a roof in poor repair. That's precisely where specialist bridging lenders operate. The bridge funds the purchase; the refurbishment brings the property to a mortgageable standard; and a standard buy-to-let or residential mortgage is arranged as the exit. It's a well-established route used by landlords and developers alike.
Whether you're converting a commercial unit, extending, or undertaking a significant internal remodel, a refurbishment bridge gives you the capital to start quickly. Some products release funds in tranches as works progress, which suits projects where you don't want to service the full loan from day one. We work with lenders who understand development timelines and don't penalise minor slippage.
Older borrowers downsizing often need to purchase before their existing family home is sold, particularly when the right property comes along and they don't want to lose it. A bridge secured against the existing property gives you the flexibility to buy with certainty, then repay when your sale goes through. We regularly arrange this for clients in their sixties and seventies, and age is not a barrier with specialist bridging lenders.
Investors who spot an opportunity, a distressed sale, an undervalued property at auction, or a flat requiring cosmetic work, often use a bridge to move quickly and secure the deal. The property is purchased and improved, then either sold at a profit or refinanced onto a buy-to-let product. This is sometimes called a "bridge to let" or "bridge to sell" strategy and is extremely common among experienced property investors.
When a family member moves into residential care, the cost often needs to be funded before the existing property can be sold. A bridging loan secured against the property provides immediate liquidity, care fees are met, the property is prepared and marketed properly rather than in a rush, and the loan is repaid on sale. We handle these cases with the sensitivity they require.
Some borrowers reach the end of an interest-only mortgage term without their repayment vehicle fully in place. A bridging loan can refinance the outstanding balance, buying time to arrange a proper exit, whether that's a new mortgage, an equity release product, or the orderly sale of the property. It turns a potential crisis into a manageable process.
Retail units, offices, warehouses, mixed-use buildings with residential above, commercial bridging lenders are willing to consider a wide variety of security types that high-street lenders won't touch. We have strong relationships with the specialists in this space and routinely arrange finance for portfolio landlords, business owners, and property developers working on commercial projects.
What does a bridging loan cost?
Transparency matters. Here's a clear breakdown of what you can typically expect to pay.
| Fee | Typical Range | Notes |
|---|---|---|
| Monthly interest rate | 0.55% – 1.5% | Depends on LTV, security type, and term. Can be retained or rolled up. |
| Arrangement fee | 1% – 2% of loan | Charged by the lender, not Simply Bridging. Sometimes deductible from loan. |
| Valuation fee | £500 – £2,500+ | Depends on property value and type. RICS-registered surveyor required. |
| Legal fees | £1,000 – £3,000+ | You will need your own solicitor. Lender's legal costs also apply. |
| Broker fee | £0 to you | We are remunerated by the lender on completion. No fee charged to clients. |
| Exit fee | 0% – 1% | Some lenders charge an exit fee. We will always flag this upfront. |
Rates and fees shown are indicative and subject to individual lender criteria. Always request a full illustration before proceeding.
How we arrange your bridging loan
Initial Conversation
We discuss your property, your timescale, and what you need the finance to do. Honest, no-nonsense advice from the outset, including whether a bridge is actually the right option.
Free Indicative Quote
We search the whole market and provide a clear comparison of suitable options, rates, fees, terms, and any conditions. No obligation to proceed.
Decision in Principle
Once you've chosen a product, we submit for a formal Decision in Principle. This gives you confidence to proceed and, in many cases, allows you to act as a cash buyer.
Full Application
We manage the application process, coordinate with valuers and solicitors, and keep you updated at every stage. You are not left chasing us, we chase on your behalf.
Funds Released
On satisfactory completion of legal and valuation work, the lender releases funds. In straightforward cases this can happen within days of instruction.
Exit Strategy Managed
We don't disappear once the bridge is in place. We help you plan and arrange your exit, whether that's a mortgage, a sale, or a refinance, well ahead of the term ending.
Common questions
Yes, in many cases. Bridging lenders place much greater weight on the security and exit strategy than on credit history. Missed payments, CCJs, and even previous bankruptcy may be considered, depending on the circumstances and the time elapsed. We will always give you an honest assessment before application.
In straightforward cases with a clean title, simple security, and responsive solicitors on both sides, funds can be released in 72 hours from instruction. Realistically, most cases complete within seven to fourteen working days. The primary variables are valuation turnaround and legal work, both of which we actively manage to avoid unnecessary delays.
Not necessarily. Many bridging products allow you to "roll up" the interest, meaning it accrues and is repaid in full at the end of the term, along with the capital. This is particularly useful if you don't have a regular income stream during the bridge period, for example when a property is vacant during refurbishment. Some lenders also offer a retained interest option, where interest for the full term is deducted from the loan at drawdown.
Most commonly, bridging loans are secured against UK residential or commercial property. This can be the property you're purchasing, a property you already own (first charge), or a second charge behind an existing mortgage. Some lenders will accept land (with or without planning), semi-commercial, or mixed-use property. We will always clarify what security is acceptable before application.
We can arrange bridging loans from £50,000 upwards. The upper limit is effectively governed by the value of security you can provide, practically, this reaches into the tens of millions for clients with substantial property portfolios or high-value assets. Our most common loan size sits between £150,000 and £2m for residential and light commercial clients.