Build it
Build it
Development finance
Ground-up, conversion and part-built schemes, from site purchase to exit.
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Development finance
Which cap binds, loan to cost or loan to GDV, and the real day-one equity.
Build to Rent development
Underwritten on stabilised yield and DSCR, not sales rate.
Mezzanine and stretched senior
The gap between senior LTC and what you can fund, and the true blended cost.
Heavy refurbishment and conversion
Where refurbishment stops being a bridge: structure, change of use, drawdowns.
Part-built and rescue finance
Valuing an unfinished asset when the contractor has gone.
Bridge it
Bridge it
Bridging finance
Short-term debt where the deadline, the asset or the exit will not wait.
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Purchase bridge
Completing before the money is in place: chain breaks, tight deadlines, unmortgageable stock.
Development exit finance
Off development debt at a lower rate, to buy sales time and release equity.
Auction finance
A 28-day clock, and what must be in place before the hammer falls.
Pre-planning and planning gain
Lending against current value with planning upside.
Below market value purchase
Day-one lending against open market value rather than price.
Second charge and capital raising
Raising against existing assets, and first-charge consent.
Light refurbishment finance
Bridge plus refurb tranche, and where the development boundary sits.
Also structuredBridge to let and refinance
Hold it
Hold it
Mortgages and term finance
Long-term debt against income, once the asset is built, let or trading.
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Buy to let mortgages
ICR stress testing, limited company against personal, portfolio rules.
HMO mortgages
A higher cover test, licensing, and the two valuations a lender takes the lower of.
Commercial term, investment
Tenant covenant and lease term, and why DSCR sets the loan.
Commercial term, owner-occupier
Trading accounts and EBITDA rather than rent roll.
Portfolio refinance
Cross-collateralisation, and one facility against individual loans.
Stabilisation and term refinance
The income test replacing the GDV test, and the letting void before term debt engages.
Co-living and PBSA
An operational asset valued on income, and the operator covenant.
Run it
Run it
Business finance
Funding the business behind the property, secured on the ledger, the equipment or the covenant.
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How we work
Case studies
Articles
Tools
Development finance calculator
Size the facility against site cost, build cost and GDV.
Development exit calculator
Refinance the development facility and release equity at PC.
Bridging finance calculator
What a bridge costs, and what actually clears on day one.
Refurbishment finance calculator
Fund the purchase and 100% of the works, with interest rolled to exit.
BTL rental cover calculator
The rent a buy to let must achieve to clear a lender's cover test.
Commercial mortgage calculator
What a commercial property's income will support, and what it costs.
About
Enquire now
Funded through
Why preparation beats rate
Cheap money is irrelevant if the structure fails.
Most delays in property finance are foreseeable. Valuations that come in low. Legal queries that surface too late. Monitoring friction that stalls drawdowns. Exits that made sense at application and unravel under pressure.
The developers who get the best outcomes are rarely the ones who found the lowest rate. They are the ones whose deals arrived properly prepared, with credible numbers, a competent team and a realistic exit.
£500m+
Arranged since 2020
300+
Projects completed
In house
Appraisal on every deal
£300k to £20m+
Loan sizes we arrange
The Funding Ready Review
Eight places a scheme comes unstuck.
We review a scheme through the same lens a lender, a valuer and a solicitor will apply later, at the stage where something can still be done about it.
Scheme and strategic readiness
Is the scheme deliverable as drawn, and does the strategy match the site.
Funding structure and lifecycle
Which facilities, in what order, and how each hands over to the next.
Leverage and sensitivity
Which cap binds, and what happens when costs or values move against you.
Cost certainty and delivery
Whether the build budget survives contact with a contractor.
Monitoring and drawdowns
How money actually reaches site, and what stalls it when it does not.
Valuation and GDV defensibility
Whether the GDV stands up to a lender-instructed valuer.
Legal readiness
Title, searches, and the queries that otherwise surface far too late.
Exit strategy and timing
Sale or refinance, tested at the outset rather than assumed.
What we arrange
Whatever stage the scheme is at.
Three of these are cut by how long the money needs to sit there. The fourth is cut by what secures it, when there is no building to charge. Every product sits in exactly one of them.
Recent work
Deals that completed.
Tools
Run the numbers yourself.
The same arithmetic we use in house, free and without a conversation. No sign up to see the figures.
Development finance calculator
Land, build, fees and interest in. The binding cap out. Shows which constraint actually sets your facility and the day one equity it leaves you.
90%
Max loan to cost
70%
Max loan to GDV
3
Leverage tiers
Development exit calculator
Scheme complete or nearly there. Shows the net advance today, the rolled interest to redemption, and the equity a cheaper facility releases.
75%
Standard max LTV
80%
Where units are STC
24mo
Max term
Bridging finance calculator
Gross against net. Shows what clears to you on day one after the fee and the rolled interest, and what the balance has grown to by redemption.
75%
Max LTV
0.55%
Rate from, per month
2%
Arrangement fee
Refurbishment finance calculator
Purchase and 100% of the works, drawn in stages. Three ceilings apply together and the tightest one sets what you actually get on day one.
75%
Max day one LTV
75%
Max loan to GDV
90%
Max loan to cost
BTL rental cover calculator
Buy to let, tested the way a lender tests it. Shows the rent needed to clear the interest cover test at the stress rate, and the mortgage and deposit that go with it.
125%
Basic rate cover
145%
Higher rate cover
5.5%
Usual stress floor
Commercial mortgage calculator
Investment property or a business buying its premises. Shows the loan the income supports, the loan to value cap, and which of the two sets the loan.
1.30x
Usual cover test
75%
Common max LTV
30yr
Max term
How we work
We stay in it past the term sheet.
Most brokers introduce and step back. We manage valuation, legal, monitoring and drawdown, which is where deals actually stall.
01
Consultation
The project, the numbers and the exit, before any lender is discussed.
02
Strategy
Three or four lenders chosen on deliverability, not panel volume.
03
Preparation
A submission that answers underwriting questions before they are asked.
04
Coordination
Valuation, monitoring and legals, managed rather than watched.
05
Completion
All parties driven to a clean, timely close.
06
Drawdown and exit
Still involved through drawdown, refinance and the next scheme.
Start here
Tell us about the scheme.
We will come back with a funding view rather than a brochure. If it does not work, we will tell you that, and why.
Or call 020 4572 4266
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Specialist property finance for developers who want the numbers to survive underwriting.
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Fundingwise Limited is not authorised or regulated by the Financial Conduct Authority, and arranges unregulated finance only. That means lending secured against commercial property, or against residential property that is not, and will not be, occupied by the borrower or an immediate family member as a main residence. We do not advise on or arrange regulated mortgage contracts or regulated bridging loans. Because this finance is unregulated, FCA conduct rules and access to the Financial Ombudsman Service do not apply. Fundingwise Limited is registered in England and Wales, company number 13750788.