Bridging finance for high-value homes

The pace of prime property, financed quickly

Bridging finance has moved from niche tool to mainstream enabler for high-value UK property deals. The UK bridging loan book surpassed £10bn at the end of 2024, with completions reaching record highs and annual volumes rising sharply. Forecasts suggest the market could approach £12.2bn by the end of 2025, driven by demand for speed, flexible underwriting, and the ability to act decisively when prime opportunities appear. For buyers, sellers, and investors targeting properties where timing is everything, short-term funding is increasingly part of the playbook.

Unlike traditional mortgages, bridging loans are designed for speed and flexibility. They can fund amounts from £1m to £25m for prime homes and up to £50m for large multi-asset transactions, often at loan-to-value ratios up to 75% against suitable security. Approvals are streamlined, with funds possible in days rather than weeks, making them well suited to auctions, chain repairs, and complex properties where conventional lenders can be slow. Recent rate improvements have added momentum, but the real value is often in the certainty of execution.

Buyers use bridging to secure a new home before selling their current property, developers use it to refurbish unmortgageable homes, and landlords and investors use it to bridge planning gains or refinance after a sale or a long-term mortgage is arranged. The common thread is control. When a prime London flat, a listed countryside residence, or a mixed-use city asset requires rapid capital, bridging provides a clear path to completion.

The right exit strategy turns fast money into smart money.

In a high-stakes market, clarity matters. This guide explains how large bridging loans work, what they cost, who they suit, and how to use them confidently. If you are weighing an auction bid, navigating a chain break, or preparing a refurbishment, you will find practical steps here to help you move first and think clearly.

Who benefits most from this approach

Buyers and homeowners who need to move quickly in competitive markets find bridging especially useful. If you want to buy before you sell, meet a 28-day auction deadline, or proceed despite a last-minute buyer withdrawal, the ability to complete in days can be decisive. High-net-worth individuals, portfolio landlords, and developers also benefit when purchasing complex or high-value assets across England and Wales, including prime London homes and semi-commercial properties. Expats and overseas investors with strong assets but limited UK income documentation may also gain access to suitable facilities when mainstream lenders hesitate.

Your funding paths at a glance

1. Buy before you sell - secure your next home while marketing your current property.

2. Auction purchase - complete within 28 days using fast-arranged finance.

3. Refurbishment bridge - fund light or heavy works on unmortgageable properties.

4. Chain-repair bridge - keep your move alive if a buyer pulls out.

5. Development or planning gain - acquire sites, add value, then refinance or sell.

6. Large portfolio bridge - finance multiple high-value assets quickly and flexibly.

7. Semi-commercial or mixed-use bridge - fund complex titles and income streams.

Cost, impact, returns, and risks

Short-term costs can be higher than mortgages, but the financial impact often hinges on the deal outcome. Capturing a prime asset at discount, finishing works that unlock mortgageability, or avoiding a collapsed chain can far outweigh the incremental cost of bridging. The key is disciplined planning, realistic timelines, and robust exit routes.

Who is likely to qualify

Eligibility rests on the quality of the security, the strength of the exit, and the borrower profile. For high-value homes and portfolios, lenders typically expect a clear repayment plan via sale or long-term refinancing. Clean title, reliable valuations, and appropriate insurance are essential. Higher LTVs may be available for lower-risk assets and borrowers with demonstrable experience. Where income is irregular or overseas, lenders may assess affordability through asset strength and the credibility of the exit rather than traditional income multiples.

In England and Wales, loans can be secured on residential, semi-commercial, or commercial properties, with minimum property values often from £4m for larger facilities. Works that take a property from unmortgageable to mortgage-ready can be acceptable when supported by a schedule, planning where required, and evidence of contractor capability. Kandoo helps align your circumstances with suitable lenders, packaging valuations, legal requirements, and exit planning so that the decision makers have everything needed to fund swiftly and sensibly.

Strong security and a well-evidenced exit are your fastest route to yes.

From enquiry to completion in clear steps

1. Share property details, timelines, and your intended exit strategy.

2. Receive indicative terms and confirm funding scope and structure.

3. Instruct valuation and legal due diligence without unnecessary delay.

4. Finalise loan terms, fees, and any works or planning conditions.

5. Provide required documents and identity checks for compliance.

6. Lender issues formal offer subject to valuation and legal checks.

7. Completion arranged and funds released to meet your deadline.

8. Manage works or sale, then refinance or repay on schedule.

Weighing the trade-offs

Points to check before you proceed

A successful bridge is built on timing and transparency. Stress-test your exit against realistic sale periods and lender processing times for term mortgages. Ensure your solicitor is experienced in short timeframes and that valuations will stand up to scrutiny. Budget for fees, contingency on works, and potential extensions. For auctions, line up legals before the hammer falls. For refurbishments, confirm planning or permitted development status and have contractor quotes ready. When buying before selling, be conservative on your expected sale price and allow for slower market conditions. Prudence at the outset avoids pressure later.

Alternatives if bridging is not right today

1. Extended mortgage offer with delayed completion by agreement.

2. Let-to-buy or consent to let to retain current home temporarily.

3. Private bank facilities secured on an investment portfolio.

4. Second charge loan against existing property equity.

5. Joint venture equity or mezzanine finance for developments.

Frequently asked questions

Q: How fast can large bridging loans complete? A: With valuations and legals aligned, funding can complete in 3 to 10 working days. Complex titles or multiple securities may take longer, so front-load documentation.

Q: What loan sizes are available for high-value homes? A: Facilities commonly range from £1m to £25m for single assets, and up to £50m for portfolios or luxury properties, subject to security and underwriting.

Q: What LTV can I expect? A: Up to 75% LTV on suitable security is typical. Lower LTVs can reduce costs and speed approvals, while higher leverage requires stronger exits and evidence.

Q: Are auctions a good fit for bridging? A: Yes. Auctions usually require completion within 28 days. Bridging provides the speed to exchange and complete without missing below-market opportunities.

Q: Can I use a bridge for refurbishments? A: Yes. Bridging can fund light or heavy works, especially where the property is currently unmortgageable. The usual exit is refinancing once works are complete.

Q: What is the exit strategy and why does it matter? A: Your exit is how the loan is repaid, typically a sale or long-term mortgage. It is central to approval and risk management, and should be evidenced from day one.

Q: Who can apply? A: Homeowners, investors, developers, high-net-worth clients, and expats can apply where the security, purpose, and exit meet lender criteria in England and Wales.

How Kandoo helps you act with confidence

Kandoo is a UK-based retail finance broker with access to specialist lenders across the market. We structure applications for speed and certainty, from high-value homes to complex portfolios. Our team packages valuations, legal work, and evidence of exit so you can complete quickly and confidently. Speak to us today for tailored terms and a clear path to completion.

Important information

Bridging finance is a short-term solution and not a substitute for long-term borrowing. All loans are subject to status, valuation, and legal due diligence. Fees and interest apply. Property values can fall and timelines can slip. Seek independent advice to ensure suitability for your circumstances.