Bridging Finance
020 3773 5458
£17m
Largest lend
£225m+
Funding secured since 2020
~90%+
Project completion rate
163+
Projects completed since 2020
Bridging Finance Without the Chaos
Funding Wise provides structured bridging finance advisory support for developers and property professionals where timing, certainty, and exit strategy matter.
We focus on preparing transactions properly from the start, aligning lenders early, and managing the process through valuation, legal stages, and drawdown — so short-term finance supports your wider strategy rather than creating new risk.
Bridging Projects & Types We Support
Bridging finance is most effective when it is clearly structured around a realistic exit and actively managed from the outset.
We advise on bridging finance for scenarios including:
Site Acquisition
Securing land or buildings ahead of planning consent or development finance
Auction Purchases
Auctions and time critical completions where where mortgage finance cannot execute
Planning-Led Strategies
Where planning consent or permitted development adds value mid-term
Development Exits
Where sales or refinancing are delayed.
Portfolio Restructuring
Releasing equity from unencumbered assets to fund acquisitions or developments without forced sales.
Refurbishment Projects
Light to medium works financed short-term, with exit via refinance or sale once improvements complete.
Our Approach to Bridging Finance
Bridging challenges rarely arise because of the loan product — they arise because exits, timelines, and lender expectations are not properly aligned.
020 3773 5458
Before approaching lenders, we assess exit strategy, stress-test timelines, and prepare lender-ready information that reflects the reality of the transaction. We then coordinate valuation and legal work early and remain actively involved through drawdown.
This approach reduces avoidable delay, late-stage changes, and uncertainty during time-pressured transactions.
Bridging Structures We Advise On
We advise on a range of bridging structures depending on security position and strategy.
Our advice is guided by deliverability and exit clarity, not headline pricing.
Residential Bridging
Standard residential properties, buy-to-lets, HMOs, and semi-commercial assets with residential security.
Commercial Bridging
Office, retail, industrial, and mixed-use assets including properties with trading elements or complex tenancies.
1st Charge Bridging
Secured against unencumbered property where speed and simplicity are required.
2nd Charge Bridging
Used where existing debt cannot be refinanced immediately and additional capital is required.
Case Studies
What is a bridging loan?
Short-term property finance (3-24 months) designed to bridge a funding gap — buying before you sell, securing a site before planning, or funding refurbishment before refinancing. Unlike mortgages, bridging loans are arranged based on exit strategy, not income. You get the full amount upfront and repay when your exit completes.
How quickly can bridging loans complete?
It depends on the complexity of the deal. But expect 7-14 days for simple deals (clean title, straightforward security, no planning issues). 21-28 days for complex deals. Auction purchases with tight deadlines can sometimes complete in 5-7 days with specialist lenders.
What's the difference between bridging finance and development finance?
Bridging finance is a lump sum upfront, with a short-term (3-24 months), and is generally used for used for purchases and refurbs.
Development finance on the other hand has staged drawdowns, medium-term repayments (18-36 months), and is used for ground-up builds. If you’re constructing from scratch, you need development finance.
What's the difference between commercial and residential bridging?
- Rates typically 0.2-0.5% higher than residential
- More scrutiny on exit strategy (tenant demand, rental yield, commercial valuation)
- Loan terms usually 6-18 months (shorter than residential)
- LTV typically maxes out at 65-70% (vs. 75% residential)
If your project has commercial elements, we’ll match you to lenders who actually understand commercial property, not residential lenders trying to shoehorn your deal into the wrong product.
What are typical fees for bridging loans?
Arrangement fee: 1-2% of loan. Valuation: £500-£2,000 depending on complexity. Legal: £1,500-£3,000+. Broker fee: 1-1.5% paid at completion. Exit fee: Some lenders charge 1%, most don’t.
Can I use bridging finance to buy at auction?
Yes. Bridging is the standard way to fund auction purchases when you need to complete within 28 days. We can arrange completions in 7-14 days for straightforward properties.
How is commercial bridging different from residential?
Commercial bridging finance works the same way as residential bridging but funds commercial property, such as offices, retail units, industrial premises, mixed-use buildings, or development sites with commercial elements.
Common uses: Buy commercial premises for your business, acquire investment property before refinancing, fund commercial refurb, or secure mixed-use development sites.
If your project has commercial elements, we’ll match you to lenders who actually understand commercial property, not residential lenders trying to shoehorn your deal into the wrong product.