Investment term loans
Lending against let property. Leverage depends on loan to value and on interest cover, which is rent divided by interest cost.
Commercial property finance and refinancing
Term debt on an investment comes down to income, tenant and lease. Get those in front of the right lender and the rest is detail.
We help owners raise new debt, refinance existing loans and move completed schemes off expensive development finance.
Who it's for
Owners of income producing property borrowing through a company or as an investor.
- Single let and multi let commercial investments
- Residential and mixed use portfolios held in a company
- Developers with completed units to hold or sell over time
- Semi commercial: shops with flats above, mixed use blocks
How it works
How commercial term finance works
A term loan is secured on property and repaid from rent over a longer period, often several years. Lenders look at value, but they look harder at income: how much, how secure and for how long.
Portfolio refinance
Bringing several properties under one facility. Can simplify admin and release equity, but cross charging ties assets together. Worth thinking through.
Development exit finance
A short term loan that repays the development lender once build is complete, giving time to sell or let units at full value.
Semi commercial and mixed use
Shops with flats above and similar. Some lenders treat these as commercial, some as residential. Picking the right lender matters.
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 schedule: addresses, values, current debt
- Tenancy schedule with rents, lease terms and break dates
- Copies of leases for the main tenants
- Last two years of accounts for the borrowing company
- Details of any existing lender, loan balance and redemption terms
- What you want the money for: refinance, equity release or purchase
Don't have it all? Send what you have. We will tell you what matters most.
Refinancing in the next year?
Start early. Send us the schedule and we will tell you where you stand before your current deal ends.
Open the calculatorTrack record
We structured a local authority head lease on a new build block on a 10 year FRI lease, and acquired and let a supported living portfolio on 25 year leases. Long, secure income of this kind is what term lenders want to see.
How we work
4 steps, one team
- 01
Review
We look at income, lease terms and current debt, and tell you what leverage looks realistic.
- 02
Structure
Single loan or portfolio, fixed or variable, amortising or interest only. We set out the trade offs plainly.
- 03
Introduction
We introduce the case through HyLend to lenders suited to the asset and the borrower.
- 04
Completion
We help manage valuation, legals and the existing lender's redemption so the switch is clean.
Common questions
What is interest cover and why does it matter?
It is rent divided by the interest cost. Lenders set a minimum. When rates rise, interest cover often limits the loan before loan to value does.
Can I refinance a development onto a term loan?
Yes, once the units are complete and let, or onto development exit finance if you plan to sell over time. Exit finance is usually cheaper than staying on the build loan.
Do you arrange buy to let mortgages?
Only on a commercial basis through a company or for investment portfolios. We do not arrange regulated mortgages or consumer buy to let.
Can I release equity from a portfolio?
Often, if values and income support it. The lender will look at the whole portfolio and your plans for the money.
What does semi commercial mean to a lender?
A property with both commercial and residential parts, like a shop with flats above. Lender appetite varies, so the choice of lender has a real impact on terms.
Is commercial property finance regulated?
Lending to companies for investment purposes is generally not regulated. We only deal with non regulated lending, and we act as an introducer through HyLend.
Insights
Further reading
Investment3 September 2026
Secure Long-Income Real Estate: 7 Reasons It Outperforms When Markets Wobble
Why is secure long-income real estate in such demand? Discover 7 reasons it outperforms when markets wobble, and how TMP sources it across every price point and yield.
Read article
Investment11 September 2026
Long-Income Property Investment UK: 8 Opportunities From Core to High-Yield (Without the Guesswork)
Long-income property investment in the UK spans core to high-yield. Discover 8 opportunity types across every price point and yield, and how to choose without guesswork.
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 articleCapital Advisory
Looking to refinance or raise term debt?
Send us the property schedule and income. We will set out realistic options and who is likely to lend.