Bridging finance for non-UK residents

Fast-track property funding for global buyers

Bridging finance gives non-UK residents swift access to short-term capital secured against UK property. It is designed to help you complete a purchase quickly, release equity, or bridge a timing gap before long-term finance is in place. In 2025, the UK market has remained notably resilient. Quarterly completions recently reached around £2.8 billion, matching late-2024 highs even through the usual winter slowdown. New applications have surged, with average loan sizes holding steady near £540,000. Crucially, regulated bridging - often used by homeowners - has grown significantly, reflecting broader appeal beyond professional investors.

Speed is the headline. Recent datasets show average processing times ranging from a record 32 days in the strongest quarter to around 43 days across the first half of the year. That pace suits auctions, chain breaks, and buy-before-sell moves where missing a deadline could mean losing the property. Costs have also been edging lower, with average monthly rates recently around 0.81% and competitive quotes seen below that. Lenders are comfortable funding at moderate leverage, with typical loan-to-value around 50% to 55% and maximums up to 75% in the right scenario.

What does that mean in practice? For non-UK residents, bridging can help secure a London flat before the tenant moves out, purchase a property that needs light refurbishment, or complete quickly while a buy-to-let remortgage is arranged. Investors have been leaning into this approach, with a notable rise in loans for portfolio growth rather than pure flips. Exits remain clear-cut. Most borrowers repay through a property sale, while others refinance onto a buy-to-let or standard mortgage once the property meets lender criteria.

Understanding APR is useful, but with bridging it is about real-world timing and cash flow. You pay interest only for the months you use the facility, plus setup and exit fees. When speed safeguards a discount or secures a scarce property, the net effect can be favourable. The key is running the numbers with a realistic timeline and a dependable exit strategy.

Speed, clarity, and a credible exit drive successful bridging.

Who benefits from UK bridging abroad

This type of finance suits overseas professionals, expatriates, and international families buying in the UK, including those supporting children at university. It works for global investors expanding portfolios, entrepreneurs acquiring mixed-use or semi-commercial assets, and homeowners needing short-term cash flow to complete before selling. If your income is from multiple jurisdictions or you lack UK credit history, bridging may still be viable when mainstream mortgages move too slowly. The common thread is a time-sensitive property goal paired with a practical exit via sale or refinance.

Your bridging options

1. Regulated residential bridging for your main UK residence

2. Unregulated investment bridging for buy-to-let or second homes

3. Auction finance to complete within tight deadlines

4. Light refurbishment finance for kitchens, bathrooms, and cosmetic works

5. Heavy refurbishment or conversion with staged releases

6. Developer exit loans to repay build finance and market stock

7. Chain-break bridging to buy before your sale completes

8. Buy-before-sell for upsizing or relocating to the UK

9. Business bridging secured on property for short-term liquidity

Cost, impact, returns, and risks

Can you qualify as a non-UK resident

Eligibility focuses on the strength of the security, your exit plan, and the clarity of your documents. Lenders typically assess the property’s condition, location, and resale or refinance potential. For non-UK residents, expect to provide certified identification, proof of address, and evidence of funds and income from your home jurisdiction. A UK-based solicitor and an RICS valuation are standard. Where credit footprints are thin, lenders lean more on asset quality and the plausibility of your exit. Many borrowers repay via property sale, while others refinance onto a buy-to-let mortgage once any required works are complete and tenancy is in place. Average leverage sits around the low-to-mid 50% LTV, with up to 75% available in stronger cases. Demonstrating a clear timeline and contingency plan helps. As a UK-based broker, Kandoo can introduce you to lenders experienced with overseas clients, including those comfortable with company structures, foreign currency income, or complex property types.

From enquiry to funds - the steps

1. Share your goal, timeline, and exit plan

2. Provide ID, proof of funds, and property details

3. Receive indicative terms and choose a lender

4. Instruct valuation and engage a UK solicitor

5. Finalise underwriting with supporting documents

6. Review offer, fees, and repayment assumptions

7. Sign legal documents and complete drawdown

8. Execute works or sale, then exit on schedule

Advantages and trade-offs

Think before you commit

Before proceeding, map out your exit with conservative timelines. If you plan to sell, allow for marketing time and legal checks. If you plan to refinance, confirm mortgage criteria for non-UK residents, including minimum tenancy requirements, income evidence, and property condition thresholds. Run sensitivities for rate changes, valuation shifts, and minor construction delays. Keep cash reserves for overruns and potential extension fees. If you are bidding at auction, align completion dates with your lender’s realistic timeframe. Clarity upfront avoids friction later and preserves your return.

Alternatives worth weighing

1. International mortgage with a UK or global bank

2. Private bank facility secured on managed assets

3. Joint venture equity with profit share

4. Remortgage an existing property to release equity

5. Second charge loan on another asset

6. Development finance for ground-up builds

7. Mezzanine finance to top up senior lending

8. Personal or business loan unsecured, for smaller gaps

FAQs

Q: Can non-UK residents get bridging in the UK? A: Yes. Lenders regularly serve overseas clients where the security is strong and the exit is credible.

Q: How fast can funds be arranged? A: Typical timelines range from 32 to 43 days, depending on valuation, legals, and document readiness.

Q: What rates should I expect? A: Recent averages sit near 0.81% per month, with competitive quotes sometimes lower for lower-risk cases.

Q: How much can I borrow against value? A: Many cases sit around the low-to-mid 50% LTV, with up to 75% possible where the asset and exit are robust.

Q: What are common exit strategies? A: Most repay via sale after works or marketing. Others refinance onto a buy-to-let or standard mortgage.

Q: Will a lack of UK credit history block approval? A: Not necessarily. Bridging underwrites the asset and exit. Strong documentation can offset thin local credit.

Q: Can I service interest monthly or roll it up? A: Both are possible. Many borrowers roll up interest to protect cash flow, settling at redemption.

How Kandoo helps you move quickly

Kandoo connects non-UK residents with specialist UK lenders who understand cross-border income, complex titles, and time-critical deals. We compare rates, terms, and fees, structure your exit, and coordinate solicitors and valuers to keep the timeline on track. Speak to us early to secure the right facility - fast, clear, and tailored to your plan.

Important information

Kandoo is a UK-based retail finance broker, not a lender. Bridging loans are secured on property and your home may be repossessed if you do not keep up repayments. Terms depend on status, security, and affordability. Seek independent advice if unsure.