Bridging finance for kitchen renovations

Fast funding to transform your kitchen

A well planned kitchen renovation can lift your home’s value and liveability, yet waiting for a traditional mortgage or further advance can stall the work for months. Bridging finance offers a practical, short-term solution. It provides secured funds in days rather than weeks, so you can order cabinets, book trades, and get on site while prices and schedules hold.

Bridging loans typically range from £50,000 to £3,000,000 at up to 70% loan-to-value, with some refurbishment products reaching 75% LTV where value uplift is expected. Terms are usually 3 to 12 months for light and medium refurbishments, and up to 24 months for larger projects. Monthly rates vary by risk, property, and experience, commonly from 0.6% to 2.0%. For homeowners and investors alike, the appeal is speed and flexibility: you draw funds quickly, complete the kitchen, then exit by sale or refinance.

Where timing is critical, such as a 28-day auction completion, bridging lets you secure the property, upgrade the kitchen, and decide calmly whether to sell or refinance to a buy-to-let or residential mortgage once works are signed off. Even properties that are initially unmortgageable due to condition can be improved with bridging, then refinanced at mainstream rates post-renovation.

Crucially, modern refurbishment bridging products are designed for real projects. Light works like new kitchens, bathrooms, flooring, and redecoration are common use cases. Some lenders also allow combined kitchen and bathroom upgrades in a single facility, removing the need for phased, stop-start financing. If planning permission is required, it can sit within the loan timetable; if not, permitted development routes can further accelerate delivery.

A focused kitchen upgrade can deliver outsized value uplift in months, not years.

The finance is secured against property and repaid by a defined exit strategy. Get this right and the numbers can be compelling: purchase, renovate the kitchen, revalue, then refinance or sell. Experienced brokers help you choose between standard bridging, auction bridging, and refurbishment-led products, match terms to your build schedule, and negotiate sharper pricing.

Who benefits most from this approach

If you are a UK homeowner aiming to modernise your kitchen without waiting for a remortgage window, bridging can shorten your timeline significantly. It suits chain breaks, quick purchases, and homes needing improvement before mainstream lenders will consider a new mortgage. Landlords and developers use it to acquire at discount, upgrade the kitchen, and refinance or sell into a stronger valuation. It also suits buyers at auction who must complete inside 28 days and want certainty over funds, trades, and delivery. If you have a clear exit plan, a controlled scope of works, and reliable contractors, bridging brings pace and precision to your renovation.

Your funding routes, at a glance

1. Standard bridging for home upgrades - secured on your home or another property to fund a new kitchen within weeks.

2. Auction bridging for fast completions - meet 28-day deadlines, renovate the kitchen, then sell or refinance.

3. Refurbishment bridging - tailored for light or heavy works with higher LTV where value uplift is expected.

4. Light refurb facilities - ideal for kitchen-only or kitchen-plus-bathroom cosmetic improvements.

5. Bridge-to-let or bridge-to-resi - complete the kitchen then refinance automatically to a buy-to-let or residential mortgage.

Costs, impact, returns, and risks

Who qualifies and what lenders look for

Eligibility is grounded in security, feasibility, and a credible exit. Lenders assess the property value today and the anticipated value once the kitchen is finished. They will want to see a clear schedule of works, quotes from contractors, and evidence that planning consent is granted or not required for your scope. If you are buying at auction, expect a tight timeline from valuation to release of funds; if you already own the property, lenders can often move faster. Experience helps, but first-time renovators are considered where the works are sensible and well costed.

Your personal profile matters. Adverse credit does not automatically exclude you, but it may influence pricing and LTV. Proof of income can support affordability on interest payments if these are serviced monthly, though many borrowers retain interest within the facility to simplify cash flow. The exit strategy must be realistic: sale with agent appraisals, refinance to a buy-to-let with indicative terms, or a residential remortgage once the property becomes mortgageable. Kandoo can help present your case cleanly to lenders, aligning loan size and term to your programme so you avoid unnecessary interest or extensions.

From application to drawdown - the practical steps

1. Share project details, budget, and target timeline.

2. Select product type and agree headline terms.

3. Valuation and desktop due diligence arranged quickly.

4. Legal work runs in parallel to underwriting.

5. Receive formal offer with conditions and fees.

6. Sign documents and secure building insurance cover.

7. Funds released to start the kitchen works.

8. Manage build, certify completion, and trigger exit.

At-a-glance advantages and trade-offs

Read this before you commit

Speed is only valuable if your plan is watertight. Fix your specification early, lock in quotes, and hold a contingency for materials or labour increases. Align the loan term to your build programme plus a buffer so that snagging, certification, and revaluation do not push you past the expiry date. Check whether interest is serviced monthly or retained, and model your costs if you need an extension. For auction purchases, coordinate valuation and legals from day one to hit the 28-day completion window. Finally, sense-check your exit: speak to a broker about likely refinance criteria post-works, or obtain realistic agent opinions if you plan to sell.

Alternatives worth weighing

1. Further advance or remortgage - slower but cheaper if eligible and the property is mortgageable.

2. Secured homeowner loan - fixed rate options with longer terms at lower monthly cost.

3. Savings and staged works - reduce borrowing by phasing the project scope.

4. Developer joint venture - capital partner provides funds in return for profit share.

5. Credit cards or personal loans - suitable only for small elements like appliances.

Common questions, answered

Q: How quickly can bridging funds be released for a kitchen? A: In straightforward cases, approvals can be agreed in days with funds shortly after valuation and legal checks. Auction purchases typically complete inside 28 days.

Q: What interest rate should I expect? A: Pricing varies by property, experience, and loan size. For light refurbishments, monthly rates often sit between 0.6% and 2.0%, with refurbishment products sometimes priced keener for strong cases.

Q: Can I finance both kitchen and bathroom together? A: Yes. Many refurbishment facilities allow multiple rooms and cosmetic works under one loan, which avoids phased delays and often improves the final valuation.

Q: What if the property is unmortgageable in its current state? A: Bridging is commonly used for unmortgageable properties. Complete the kitchen and other essential works, then refinance to a standard mortgage once the property meets lending criteria.

Q: What are typical exit strategies? A: Sale post-renovation, refinance to buy-to-let, or switch to a long-term residential mortgage. Lenders will expect a documented exit before completion.

Q: How much will a short project cost me? A: As an illustration, a £90,000 bridge at 2% monthly over 3 months could incur roughly £5,600 in interest plus fees such as £1,800 arrangement, £385 legal, and £145 valuation.

How Kandoo helps you move faster

Kandoo is a UK-based retail finance broker with access to specialist bridging and refurbishment lenders. We benchmark rates, negotiate LTV, and align the loan term to your build schedule to reduce interest drag. You get a single, clear route from application to drawdown and a credible exit mapped from the start, so your kitchen renovation stays on time and on budget. Speak to us for tailored illustrations.

Important information

This article provides general information, not financial advice. Bridging loans are secured against property and may be repossessed if you do not keep up repayments. Always assess affordability, timescales, and exit options before proceeding.