Bridging finance for large estates

The fast lane to funding large UK estates

Bridging finance gives buyers and owners of large estates a direct route to liquidity when timing matters more than long paperwork. In a market where choice opportunities can vanish within days, the ability to raise funds quickly can secure discounts at auction, fix a chain break, or move on a development site before rivals. Recent data shows the sector is expanding at pace. The total bridging loan book is forecast to reach £12.2bn by end-2025, up from about £10.3bn at the end of 2024. Brokers report rising applications and lenders are competing on speed and price.

Speed is the defining feature. Average processing times hit a record 32 days in early 2025, with many cases completing from offer in around 43 days. For high-value estates, that can be the difference between securing a rare property and missing out. Pricing has also sharpened. Average quoted monthly rates around 0.64% have been recorded in the first half of 2025, with some products nearer 0.81% depending on risk, term, and loan-to-value. Where there is strong equity, lenders are keen to move.

Use cases are widening beyond developers. Homeowners, landlords, and business owners are turning to bridging to buy before selling, fund refurbishments to improve EPC ratings, convert HMOs, or capitalise on time-limited stamp duty opportunities. Investment purchases have grown to nearly a quarter of bridging activity, reflecting portfolio expansion and a market tilting towards opportunity-led buying. Exit strategies remain pragmatic: most borrowers plan to sell once works complete, while a significant minority refinance onto buy-to-let or term mortgages.

For large estates, loan-to-value options are flexible. While the sector average LTV sits near the mid-50s, borrowers can often access up to 75% LTV for the right asset and exit plan. That matters when the property is uninhabitable, needs modernisation, or is not yet mortgageable. The key is clarity on costs, timescales, and how you will repay.

Understanding APR is useful, but the real question is what you pay in pounds and days - and what you gain by moving faster than the market.

A well-structured bridge can turn urgency into advantage.

Who benefits from this type of finance

Bridging fits UK individuals and businesses who value speed and flexibility more than the absolute lowest rate. If you are buying a large estate at auction, acquiring a property that needs works before a mainstream lender will consider it, or plugging a short-term gap between sale and purchase, bridging can be the right tool. Landlords and portfolio investors use it to secure below-market opportunities. Homeowners use it to buy before selling and to fund essential improvements that unlock better long-term lending. Developers and owner-occupiers alike can benefit from the sector’s improved processing times, rising competition, and increasingly transparent pricing. If you have a credible exit and adequate equity, bridging brings the timeline under your control.

Ways to structure your bridge

1. Regulated bridging - for residential property you live in or will occupy.

2. Unregulated bridging - for investments, developments, or business purposes.

3. Light refurbishment bridge - funding non-structural upgrades and EPC improvements.

4. Heavy refurbishment bridge - covers structural works and extensions.

5. Auction finance - pre-approved funds aligned to 28-day auction timelines.

6. Development exit bridge - repay costly development finance while marketing or letting.

7. Land and site acquisition bridge - secure plots ahead of planning.

8. Green bridging - incentives for energy efficiency works and improved EPCs.

What it costs and what it could deliver

Bridging can improve net outcomes where speed wins a price advantage, rent begins sooner, or a chain saves a dream home. Total cost should be weighed against the tangible value unlocked.

Who typically qualifies and what lenders look for

Eligibility rests on three pillars: asset quality, borrower profile, and exit strategy. Lenders assess the property’s value, condition, location, and marketability. For large estates, they will examine title complexity, access rights, listed status, and any works planned. Borrower experience helps but is not essential for regulated cases, especially where equity is strong. Expect proof of income and assets for affordability where the bridge is regulated. Typical LTVs sit around the low to mid-50s on average, but up to 75% can be available for suitable properties and well-evidenced exits. Many loans for residential use are regulated, reflecting a broader shift to homeowners using bridging.

Clarity on exit is critical. Most borrowers plan to sell within the term, while others refinance onto a buy-to-let or residential mortgage once the property becomes mortgageable or works complete. Lenders will want an achievable timeline, realistic end values, and a plan B. With Kandoo as your broker, you gain access to a panel of UK lenders, rapid packaging, and guidance on documentation that keeps the process moving. That support is especially valuable on larger, more complex estates where specialist valuers and solicitors are required.

From enquiry to funds - the quick route

1. Share your goals, timeline, and exit in plain terms.

2. Provide property details, photos, and any planning documents.

3. Receive indicative terms and confirm target loan amount.

4. Instruct valuation and solicitors without delay.

5. Finalise underwriting with any requested evidence.

6. Review offer, fees, and conditions carefully.

7. Sign, complete, and draw funds to your solicitor.

8. Track milestones and prepare your exit early.

The trade-offs at a glance

Read this before you proceed

A bridge is a short-term tool. Treat it like a sprint with a clear finish line. Obtain realistic quotes for legal work and refurb costs before you commit, and build a time buffer. Market data shows processing can be as fast as 32 days, but chains, title issues, or adverse surveys can add weeks. Confirm your exit route with evidence, whether that is a credible sale plan or an agreement in principle for remortgage once works are complete. Keep communication open with your broker and solicitor, and diarise key dates so interest does not rack up unnecessarily.

Alternatives if a bridge is not the fit

1. High LTV residential or buy-to-let mortgage where property is mortgageable.

2. Second charge mortgage against existing equity for staged works.

3. Development finance for ground-up or heavy structural projects.

4. Private bank facilities for complex, high-value portfolios.

5. Business loan or revolving credit secured on trading performance.

6. Family loan or joint venture equity to reduce gearing.

Frequently asked questions

Q: How fast can I complete on a bridge? A: Many cases complete within 3 to 6 weeks. Recent data shows average processing around 32 days, with completions from offer commonly near 43 days. Complexity can extend timelines.

Q: What rates should I expect in 2025? A: Competitive cases are seeing monthly pricing around 0.64% to 0.81%, influenced by LTV, property condition, borrower profile, and exit strength. Fees and legal costs also apply.

Q: How much can I borrow against a large estate? A: Average LTVs cluster in the low to mid-50s, though up to 75% may be available for strong assets and exits. Additional security can increase leverage.

Q: What are typical exit strategies? A: The majority exit through sale once works or marketing complete. Many refinance onto buy-to-let or residential mortgages after improving the property’s condition and income profile.

Q: Is bridging only for developers? A: No. In 2025 more homeowners and landlords use bridging to buy before selling, fund refurbishments, and move quickly on investment opportunities, including auctions and EPC upgrades.

Q: Can I use a bridge for land or early-stage projects? A: Yes. Lending against land and development is rising, reflecting appetite for new builds and site acquisitions ahead of planning, subject to valuation and exit clarity.

How Kandoo helps you move first

Kandoo is a UK-based retail finance broker with access to a wide panel of bridging lenders. We package your case for speed, align the product with your exit, and negotiate on rates, fees, and LTV to fit your objectives. For large or complex estates, we coordinate valuation and legal specialists so you can act decisively.

Next steps: request terms, line up valuation, and confirm your exit in writing.

• Ask Kandoo for an initial illustration today

• Gather documents now to compress timelines

• Schedule your valuation as early as practical

Important information

This guide is for general information only and is not advice. Bridging finance is secured against your property and may be repossessed if you do not keep up repayments. Terms depend on circumstances, property, and lender criteria. Seek independent legal and tax advice.