Bridging finance
Bridging that lends on the open market value of the property, not the purchase price — so you can fund the full deal without cross-charging another property, move fast on auction buys, and roll up the interest on refurb projects.
How bridging works
We don't just find you a bridging loan — we structure the facility around your exit strategy and manage the lender through to completion.
Initial Consultation
Tell us about your deal, the purchase price, the open market value, and your timeline. We review the numbers and confirm what is achievable — no obligation.
We Structure the Deal
We match your deal to the right lender and product — BMV, auction, or refurb — and structure the facility around your exit strategy and timeline.
Application & Completion
We handle the paperwork, submit your application, and manage the lender through to completion — keeping the deal moving to your deadline.
Three routes, one lender panel
We search the whole-of-market specialist panel to find the right bridging product for your deal — whether you are buying below market value, bidding at auction, or funding a refurbishment.
100%+ funding
BMV Bridging
Lenders that lend on the open market value of the property rather than the purchase price — so if you are buying below market value, you can fund the full purchase price (and sometimes costs too) without cross-charging another property.
- Lends on open market value, not purchase price
- No cross-charge on another property required
- 100%+ funding achievable on genuine BMV deals
- Ideal for below-market-value acquisitions
Up to 95% of OMV
Auction Finance
Fast, decisive bridging for auction purchases — with lenders that go up to 95% of the open market value and can complete within the tight auction deadline, or provide proof of funds before you bid.
- Up to 95% of open market value
- Fast completion for auction deadlines
- Proof of funds available pre-auction
- Pre-auction approval in principle
Up to 75% LTV
Light & Heavy Refurb
Bridging for light and heavy refurbishment projects — funding the works as well as the purchase, with rolled-up interest so you do not service the debt monthly during the build.
- Light and heavy refurbishment covered
- Up to 75% LTV on cost
- Rolled-up interest options available
- Ideal for refurb-refinance strategies
Typical bridging terms
| Max LTV | Up to 75% (standard) · 95% of OMV (auction) · 100%+ (BMV) |
| Typical loan size | £50,000 – £5,000,000+ |
| Term | 1–12 months (extensions available) |
| Completion speed | 5–10 working days |
| Interest type | Rolled-up or serviced monthly |
| Exit strategy | Refinance, sale, or let-to-sell |
We search the specialist panel
Not tied to any one lender — we find the bridging product that fits your deal.
Example bridging deals
Below-market-value purchase in Luton
Investor acquired a commercial unit below market value, funding 100% of the purchase price through BMV bridging.
Auction purchase in Milton Keynes
Fast bridging completed within the 28-day auction deadline, funding 95% of the open market value.
Light refurb in St Albans
Bridging funded the purchase and cosmetic works, then exited onto a term mortgage at the improved valuation.
Example deals are illustrative and based on typical transactions we arrange.
Serving London & the Home Counties
We source off-market property, arrange specialist finance and provide advisory services across London and the Home Counties — with deep, location-specific market knowledge in every area we cover.
Bridging FAQs
What is BMV bridging and how does 100% funding work?
BMV (below market value) bridging means the lender lends against the open market value of the property rather than the price you are paying for it. So if you are buying a property worth £200,000 for £150,000, a lender going to 75% of OMV would lend £150,000 — funding 100% of your purchase price without you needing to put in cash or cross-charge another property.
How fast can auction finance complete?
With a clear case and valuation in place, auction bridging can complete in as little as 5–10 working days. Auction deadlines are typically 28 days, and we manage the lender and paperwork to make sure you do not lose your deposit. We can also arrange proof of funds and an approval in principle before you bid.
What's the difference between light and heavy refurb?
Light refurbishment is cosmetic work — decoration, new kitchens and bathrooms, flooring — that does not require structural changes or planning permission. Heavy refurb involves structural work, extensions, conversions, or changes of use, often with planning. Both can be funded through refurb bridging, with the facility sized to cover the works as well as the purchase.
What LTV can I get on a bridging loan?
It depends on the product and lender. Standard bridging goes up to 70–75% LTV. BMV bridging lends on open market value rather than purchase price, which can effectively fund 100%+ of the purchase price. Auction finance can go up to 95% of open market value. We search the whole-of-market panel to find the right LTV for your deal.
Do I need to cross-charge another property?
Not necessarily. With BMV bridging, the lender lends on the open market value of the property you are buying, so you can often fund the full purchase price without cross-charging another property. For higher LTVs or non-BMV deals, a second charge on another property may be needed — we will always be upfront about this.
Book your initial consultation
Tell us about your deal and we'll match you to the right bridging product — no obligation.
Bridging insights
When Bridging Finance Beats a Traditional Mortgage
Discover why bridging finance is the essential tool for serious UK investors, offering the speed and flexibility that traditional commercial mortgages lack.
BMV Bridging: Buying Below Market Value at Speed
Master the use of bridging finance to secure commercial off-market deals. Learn how to leverage short-term capital to acquire property below market value efficiently.
Auction Finance: Completing in 28 Days
Master the 28-day auction deadline with specialist bridging finance. Learn how to secure commercial assets efficiently and mitigate risk in the auction room.
Refurb Bridging: Funding Heavy Works Before Refinance
Discover how to use refurb bridging to fund heavy commercial property works and transition to a permanent mortgage for long-term growth.
Bridging Exit Strategies and How to Avoid an Extension
Avoid costly bridging loan extensions by mastering exit strategies. Learn how to plan for sales, refinancing, and let-to-sell scenarios effectively.
How Bridging Lenders Assess a Deal: LTV, Exit and Asset
Master the fundamentals of bridging finance. Learn how lenders assess LTV, exit strategies, and asset types to secure your next commercial property investment.
When Bridging Finance Beats a Traditional Mortgage
Discover why bridging finance is the essential tool for serious UK investors, offering the speed and flexibility that traditional commercial mortgages lack.
BMV Bridging: Buying Below Market Value at Speed
Master the use of bridging finance to secure commercial off-market deals. Learn how to leverage short-term capital to acquire property below market value efficiently.
Auction Finance: Completing in 28 Days
Master the 28-day auction deadline with specialist bridging finance. Learn how to secure commercial assets efficiently and mitigate risk in the auction room.
Refurb Bridging: Funding Heavy Works Before Refinance
Discover how to use refurb bridging to fund heavy commercial property works and transition to a permanent mortgage for long-term growth.
Bridging Exit Strategies and How to Avoid an Extension
Avoid costly bridging loan extensions by mastering exit strategies. Learn how to plan for sales, refinancing, and let-to-sell scenarios effectively.
How Bridging Lenders Assess a Deal: LTV, Exit and Asset
Master the fundamentals of bridging finance. Learn how lenders assess LTV, exit strategies, and asset types to secure your next commercial property investment.
When Bridging Finance Beats a Traditional Mortgage
Discover why bridging finance is the essential tool for serious UK investors, offering the speed and flexibility that traditional commercial mortgages lack.
BMV Bridging: Buying Below Market Value at Speed
Master the use of bridging finance to secure commercial off-market deals. Learn how to leverage short-term capital to acquire property below market value efficiently.
Auction Finance: Completing in 28 Days
Master the 28-day auction deadline with specialist bridging finance. Learn how to secure commercial assets efficiently and mitigate risk in the auction room.
Refurb Bridging: Funding Heavy Works Before Refinance
Discover how to use refurb bridging to fund heavy commercial property works and transition to a permanent mortgage for long-term growth.
Bridging Exit Strategies and How to Avoid an Extension
Avoid costly bridging loan extensions by mastering exit strategies. Learn how to plan for sales, refinancing, and let-to-sell scenarios effectively.
How Bridging Lenders Assess a Deal: LTV, Exit and Asset
Master the fundamentals of bridging finance. Learn how lenders assess LTV, exit strategies, and asset types to secure your next commercial property investment.