Auction purchases
Completion is often due within a set number of days. Lenders can move fast, but only with a valuation, title and ID ready to go.
Bridging finance for property investors and developers
Bridging is short term money for when timing matters more than price. It is quick when the paperwork is ready and expensive if the exit slips.
We focus on the exit first. If the way out does not stack up, the loan is not worth taking.
Who it's for
Investors, developers and companies borrowing for commercial or investment purposes.
- Buying at auction with a fixed completion date
- Breaking a chain or completing before a sale lands
- Light refurbishment before a sale or a term refinance
- Buying land or buildings ahead of a planning application
How it works
How bridging finance works
A bridging loan is secured on property for a short term, typically up to around 12 to 24 months depending on the lender. Interest is usually retained or rolled up rather than paid monthly. Lenders lend against current value, and some will lend part of the refurbishment cost too.
Common uses we see:
Chain breaks
Completing on a purchase before the sale of another asset. The exit is that sale, so the lender will want evidence it is real.
Light refurbishment
Cosmetic or non structural works to bring a property up to a lettable or saleable standard, then refinance or sell.
Planning gain
Buying a site, securing consent and refinancing onto development finance or selling with planning. Lenders lend on today's value, not the hoped for uplift.
Regulatory note: TMP Land Consultants Ltd is not authorised or regulated by the Financial Conduct Authority and only offers non-regulated services. We work with commercial and investment borrowers only and do not arrange regulated mortgages, regulated consumer buy to let agreements or any other regulated activity. We advise and introduce commercial debt enquiries to HyLend Limited, a credit broker and full member of the NACFB. HyLend is our preferred partner for commercial debt brokerage, but we are not limited to them. HyLend arranges non-regulated commercial finance only, and we may receive a share of HyLend's fee. Nothing on this page is an offer of credit or financial advice, and all figures are indicative and subject to underwriting, valuation and lender approval. Read our regulatory information.
What we need from you
Have these to hand
- Property address, purchase price or current value
- How much you would like to borrow and for how long
- Your exit: sale, refinance or development loan, with evidence
- Scope and cost of any works
- Auction legal pack or contract, if buying
- Details of the borrowing company and its directors
- Your experience with similar properties
Don't have it all? Send what you have. We will tell you what matters most.
Got a completion date to hit?
Tell us the property, the deadline and the exit. We will tell you quickly if it is workable.
Open the calculatorHow we work
4 steps, one team
- 01
Exit check
We test the exit before anything else. Sale values, refinance terms or planning timescales need to be realistic.
- 02
Terms
We introduce the deal through HyLend to lenders who suit the property and the timetable.
- 03
Valuation and legals
We keep valuer, solicitors and lender moving to the completion date.
- 04
Exit plan
We keep the exit on track during the term so you are not paying extension fees or default interest.
Common questions
How quickly can a bridging loan complete?
With a valuation, clean title and a ready borrower, some lenders complete within a couple of weeks. Complicated title or a slow valuation will push that out. Timescales are indicative and depend on the case.
Can I get bridging finance to buy my own home?
Not through us. We only work on commercial and investment purposes. Bridging secured on a home you or your family live in is regulated, and we do not arrange regulated lending.
What is a bridging exit?
How the loan gets repaid. Usually a sale, a term refinance or a development loan. Lenders judge a bridge mostly on the strength of the exit.
Can I bridge onto development finance after planning?
Yes, it is a common route. Buy on a bridge, secure consent, then refinance onto a development loan. Allow for planning taking longer than expected.
How much does bridging cost?
Rates are quoted monthly, plus arrangement, valuation, legal and sometimes exit fees. Total cost varies by lender, leverage and property. We compare offers on total cost, not headline rate.
Can I get bridging on a property that needs work?
Often, yes. Light refurbishment is standard. Heavier structural work usually moves into refurbishment or development finance, which is underwritten differently.
Insights
Further reading
Capital Advisory18 September 2026
UK Development Finance: 7 Reasons Good Projects Still Struggle to Get Funded
Why do good schemes still struggle to secure UK development finance? Discover the 7 reasons viable projects get declined, and how to present a lender-ready proposition.
Read article
Capital Advisory27 August 2026
Debt and Equity Opportunities: 7 Ways to Fund Property Deals (Without Overpaying for Capital)
How do debt and equity opportunities work in UK real estate? Discover 7 ways to fund property deals efficiently, and the costly traps to avoid when structuring capital.
Read article
Land & Planning10 July 2026
7 Proven Ways to Find Development Land for Sale in the UK (And Avoid the 3 Most Costly Mistakes)
Looking for development land for sale in the UK? Discover 7 expert strategies, from off-market sourcing to planning checks, that serious buyers use to secure the right site.
Read articleCapital Advisory
Need a bridge on a commercial basis?
Send us the property and the exit plan. We will come back with a realistic view on terms and timing.