Fast Bridging Loans | £25,000 – £50 Million | Non-Regulated Bridging
Bridging Finance UK
From 0.59% pcm — Funds in as Little as 5 Working Days
Fast bridging finance for property purchases, auctions, and development. Funds released in as little as 5 working days with our private lenders — most cases complete in 2–4 weeks.
Get a No-Obligation Quote
Representative example: a £200,000 bridging loan over 12 months at 0.59% pcm (at up to 50% LTV) — total interest £14,160, plus a 2% arrangement fee of £4,000. Bridging Finance 4U is a broker, not a lender, and arranges non-regulated bridging loans only. These are not regulated by the Financial Conduct Authority, so you will not have the same protections as with a regulated mortgage.
Bridging Finance UK for Property Investors and Developers
We specialise in tailored bridging finance solutions for commercial, residential, semi-commercial, and mixed-use property. Whether you’re a property investor buying at auction, a developer funding a site acquisition, or a landlord bridging between properties, we structure the finance to fit the deal rather than the other way round. Both open and closed bridges are available, with competitive rates and terms drawn from a core panel of around 20 lenders and access to around 50 more where a case needs it.
Short-term bridging works particularly well for completing a purchase before the sale of an existing property has settled, funding a land acquisition, or bridging into a development project. Loans from £25,000 to £50 million, with funds released in as little as 5 working days with our private lenders — most cases complete in 2–4 weeks.
We can also arrange bridging against properties where mainstream lenders won’t help — adverse-credit cases, unusual security, unmortgageable properties, or complex situations. 2nd charge bridging is available where you have equity in a property already mortgaged elsewhere. As a broker, we match your circumstances to the right lender rather than trying to force every case into the same product, and we arrange non-regulated bridging only.
Services
Bridging Loan Rates
Rates from 0.59% pcm at up to 50% LTV on 1st charge lending. Higher LTV and 2nd charge options available at rates reflecting the security profile.
Commercial Bridging Loans
Short-term secured finance for commercial property purchases, refurbishments, and business-owner acquisitions. Loans from £25,000 to £50 million against retail, office, industrial, and mixed-use property.
Development Finance
Development finance covering up to 70% of net purchase price, 70% of Gross Development Value (GDV), and 100% of build costs — for ground-up developments, conversions, and heavy refurbishment. Loans to £50 million over terms up to 18 months.
Agriculture Finance
Specialist finance for farmers and landowners across the UK — from smallholdings to country estates. We arrange funding for land purchase, farm expansion, diversification projects, and working capital.
Finance for Dog Kennels
Specialist funding for dog kennel and boarding businesses — land purchase, facility expansion, boarding infrastructure upgrades, and equipment finance.
Finance for Elderly Care Homes
Funding for care home operators — purchase, expansion, refurbishment, and working capital. Structured around the operational realities of the care sector.
Why Choose Bridging Finance 4U
Bridging finance in the UK is typically used as an interim measure until longer-term financing is in place. A common example: the sale of an existing residential property takes longer than the completion deadline on a new purchase. A bridging loan covers the gap — you complete on the new property on time, and the bridge is repaid from the proceeds when the existing property sells, or it converts into a deposit on a standard mortgage. The same principle applies to chain breaks, auction purchases, refurbishment projects, and any situation where the timing of funds doesn’t match the timing of a decision that needs to be made now.
Trusted UK Bridging Finance Specialists
Bridging Finance 4U has been arranging short-term secured finance for UK borrowers since its directors entered the market over 20 years ago. We place bridging deals for individuals, property investors, developers, and businesses — from £25,000 to £50 million, with funds released in as little as 5 working days with our private lenders, and most cases completing in 2–4 weeks. That experience gives us direct working relationships with the specialist lenders and private funders behind most UK bridging deals, and a clear sense of which lender will underwrite which deal on which terms.
Experienced Team
The team has been placing bridging finance for years and knows the lender panel inside out — fewer failed applications, faster decisions, and better terms than borrowers usually achieve going direct.
Direct Lender Access
Refurbishment Finance
Light Refurbishment
- Up to 75% LTV Net (80% where you fund the works)
- LTGDV 75%
- Rolled up interest
- No ERCs (minimum interest 1–3 months depending on lender)
- DIP fully underwritten from day one
- Title insurance available to speed up transaction
- Loans over £5m subject to bespoke pricing
- Below Market Valuations (BMVs) available
* Loans over £5m subject to bespoke pricing.
Heavy Refurbishment
Conversions such as large HMOs & MUFBs that require planning permission and heavier schemes of works
- Up to 75% LTV Net
- LTGDV 70%
- Rolled-up interest
- Must be for BTL investment or commercial use
- No ERCs (minimum interest 1–3 months depending on lender)
- DIP decision fully underwritten by an underwriter day one
- Loans over £5m subject to bespoke pricing
- Below Market Valuations (BMVs) available
* Loans over £5m subject to bespoke pricing.
Speed up your bridging application with an AVM valuation. AVM (Automated Valuation Model) uses market data and property records to value eligible properties in minutes rather than the days a physical inspection takes — which can cut a week or more off your completion timeline and reduce your valuation costs. AVM is available on both 1st and 2nd charge bridging loans up to 75% LTV, subject to property type, location, and lender criteria. Standard residential properties in mainstream postcodes are the most common fit; commercial premises, high-value properties, and unusual security typically still require a full RICS inspection.
Need quick access to capital for your property or business?
Our bridging loans offer rapid funding, flexible terms, and expert support — designed to help you bridge financial gaps with confidence.
Buying at Auction — What to Check Before You Bid
Before bidding at auction, look carefully at each property and work out what needs doing to make it liveable — new kitchen, new bathroom, rewiring, roofing, damp treatment. If you can visit before auction day, do. Walking the property gives you a proper sense of the work involved and helps you set a firm ceiling on your bid. Without a viewing, you risk overpaying for a property that needs more work than the guide price suggests. Where possible, arrange a survey before bidding. There’s a cost to this, but it’s a lot cheaper than winning at auction and then discovering structural issues that make the deal uneconomic. A survey will flag problems that could push refurbishment costs beyond what the property can support — worth knowing before you’re contractually committed. Auction finance is standard bridging framed for the auction timetable — funds in as little as 5 working days with our private lenders, comfortably inside the usual 28-day completion window. Lending is available against open market value, up to 80% on some cases. Once you’ve identified a property, use our bridging finance quote tool to get a quick indication of costs and repayment before you bid, so you can bid with confidence up to your planned ceiling.
Our 12-month bridging loans are designed for UK borrowers who need short-term secured finance without the delays of a mainstream mortgage. Because bridging is underwritten on the strength of the security and your exit strategy rather than on income or credit history, most borrowers get a decision in principle within hours and funds released within days. Rates start from 0.59% pcm, and we set out the arrangement fee, valuation fee, and legal costs at the quote stage — no surprises later. Whether you’re funding a property purchase, a refurbishment project, or a short-term business need, our team compares products across our full lender panel to find the structure that fits your case.
Buying at Auction — What to Check Before You Bid
Before bidding at auction, look carefully at each property and work out what needs doing to make it liveable — new kitchen, new bathroom, rewiring, roofing, damp treatment. If you can visit before auction day, do. Walking the property gives you a proper sense of the work involved and helps you set a firm ceiling on your bid. Without a viewing, you risk overpaying for a property that needs more work than the guide price suggests.
Where possible, arrange a survey before bidding. There’s a cost to this, but it’s a lot cheaper than winning at auction and then discovering structural issues that make the deal uneconomic. A survey will flag problems that could push refurbishment costs beyond what the property can support — worth knowing before you’re contractually committed.
Once you’ve identified a property, use our bridging finance quote tool to get a quick indication of costs and repayment before you bid. That way you know exactly what the finance will look like on the day, and you can bid with confidence up to your planned ceiling.
Bridging Loan FAQs
Still Have Questions?
What is a bridging loan?
A bridging loan is short-term finance secured against property, used to bridge a gap between a purchase and a sale, or while longer-term finance is arranged. It is assessed on the value of the security and the strength of your exit rather than on your income.
We arrange non-regulated bridging across the UK for commercial premises, investment purchases, semi-commercial property, land, refurbishment and development. Facilities run from £25,000 to £50 million, over terms from one month to 24 months.
How long does a bridging loan last?
Terms run from one month to 24 months. Anything longer is not really a bridge and is better structured as a term facility, such as a bridge to let mortgage or development finance.
A minimum interest period of one month applies, so a facility redeemed within the first few weeks will still carry a full month's interest.
How quickly can a bridging loan complete?
A decision in principle can usually be issued the same day. Completion with a private lender can be achieved in around five working days where the legals and valuation move quickly. Most cases complete in two to four weeks.
The usual delays are legal, not lender-side. Missing title documents, unresponsive solicitors and outstanding searches account for most overruns. See fast bridging loans.
What does a bridging loan cost?
Rates on our panel start from 0.59% per month. On top of the interest:
- Lender arrangement fee — 2% of the gross loan
- Legal fees — typically £3,000 to £5,000, covering both sides
- Valuation fee — from £600, depending on property value and type
- Administration fee — £495
- Telegraphic transfer fee — at the lender's prevailing rate
- Exit fee — 0% to 1% of the gross loan, where the lender applies one
- Broker fee — 0% to 1%, disclosed in writing before you commit
The total cost of borrowing matters more than the headline rate. Run your figures through our bridging loan calculator, or see the full breakdown on our bridging loan interest rates page.
How much can I borrow?
We arrange facilities from £25,000 to £50 million. Prime cases are typically capped at 65% loan to value, standard cases at 75% and re-bridge cases at 70%.
On auction purchases below open market value, some lenders will consider up to 80% of that open market value at 0.995% per month, which can cover the full purchase price where the discount is large enough. In Northern Ireland the minimum facility is £150,000.
What can bridging finance be used for?
- Auction purchases with a 28-day completion deadline
- Buying investment property that a mainstream lender will not touch — no kitchen, no bathroom, structural issues
- Refurbishment before a sale or a refinance onto buy-to-let
- Re-bridging where an existing facility is approaching term end and the exit has slipped
- Releasing equity from an existing property to fund another purchase
- Land purchases, with or without planning
- Commercial and semi-commercial acquisitions
How is the interest charged?
- Retained — interest for the full term is deducted from the gross loan at drawdown, so there are no monthly payments. Most common.
- Rolled up — interest accrues each month and is settled in full at redemption.
- Serviced — interest is paid monthly from income, which increases the net amount you receive on day one.
Most borrowers choose retained or rolled up, because the point of a bridge is usually that cash flow is tight until the exit completes.
Does my credit history matter?
Less than it would on a mortgage. Bridging is asset-led, so defaults, CCJs, arrears and even discharged bankruptcy do not automatically rule out a facility. They narrow the lender panel and typically move the rate up and the loan to value down.
The security and the exit carry more weight than the credit file. See bad credit bridging loans.
Who can apply?
Individuals aged 18 and over, limited companies and SPVs, partnerships, sole traders, pension funds, and overseas borrowers. On a company application, directors will usually need to give personal guarantees and the lender will typically want a debenture over company assets.
What matters more than the borrower type is the security and the exit.
Are bridging loans regulated?
Some are and some are not. A bridging loan secured against a property you or an immediate family member live in, or intend to live in, is a regulated mortgage contract. Loans secured against investment property, commercial premises or land are unregulated.
Bridging Finance 4U arranges non-regulated bridging finance only. We hold no FCA permissions and we do not arrange regulated mortgage contracts. Where a case falls within the regulated perimeter we refer it to a regulated firm under an introducer arrangement.
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