Bridging Finance Calculator
Below you will find our custom built Bridging Finance Calculator. Feel free to play around with the numbers, we have provided a guide with some key lenders rates at the bottom of this page. We have also provided some criteria for each of these lenders, so if you want to have a go at sourcing your own loan, please feel free to give it a shot!
Once you feel like you have sourced your loan and you like the look of the numbers, please submit an enquiry with the 'secure these funds' button.
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The numbers supplied by the calculator do not take into account additional lender fees outside of the lenders arrangement fee. The calculator also cant supply you with costs for legal, valuation or broker fees, so please bare this in mind when looking at the numbers.
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You can find our blog posts on bridging finance here, if you would like to learn more about all things bridging loans. ​
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As always, it is best to work with a broker to find out the full information and we pride ourselves on giving a client the full picture, we don't hide anything! If you like the sounds of working with an open and honest broker please submit an enquiry and we will be in touch to help!
Bridging Loan Calculator
Rolled Interest
Lender Fee (2%)
Total Interest
Gross/Total
Monthly Payment
LTV %
LTGDV %
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Bridging Loan Rate Guide
For copyright reasons, we cannot share any lender names openly at the current time but we are allowed to describe some products on offer and give our view on each lenders speed and flexibility. Please have fun with the guide below to try and source your own loan, before inputting your numbers into the calculator above.
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The guide below includes a spread of real products available from lenders across the entire market, but it would be impossible for us to list every lender's product, so as always it is best to discuss your case with us to get an accurate quote.
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The 'Flexibility' and 'Speed' ratings are not to be taken as official, they are the opinion of BridgeCross Finance and are subject to fluctuation and change as time goes on and each lender either improves or declines in these areas. Whilst we try to keep this table up to date, it isn't always possible to track every lender in the markets movements.
Lender | Lends for Works? | Flexibility | Speed | Headline Rate % |
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A | Yes | 4/10 | 4/10 | 0.55 |
B | Yes | 7/10 | 6/10 | 0.61 |
C | No | 3/10 | 2/10 | 0.62 |
D | No | 5/10 | 5/10 | 0.65 |
E | No | 8/10 | 8/10 | 0.79 |
F | Yes | 6/10 | 7/10 | 0.79 |
G | Yes | 8/10 | 6/10 | 0.85 |
H | Yes | 6/10 | 5/10 | 0.73 |
I | Yes | 5/10 | 5/10 | 0.75 |
J | No | 8/10 | 10/10 | 0.9 |
K | Yes | 9/10 | 8/10 | 0.99 |
Bridging Loan Product Explanation
The above table should provide a small snapshot of how the market currently looks when it comes to UK bridging loans. We have only chosen a handful of key lenders to include in the comparison table and we have only chosen a few key features to point out.
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As you will see in the table above, flexibility and speed with bridging loans often come at the cost of a higher interest rate. When comparing bridging finance products, the interest rate of the product is important but it is not the be all and end all. Bridging loans often have additional fees outside of the lenders arrangement fee and these will vary a huge amount from one lender to the next.
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As always, it is best to work with a broker who can save you thousands of pounds in fees and interest, like we do for our clients consistently. Are you ready to pick your interest rate from the table above and secure your loan today?
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Bridging Loan Common Questions
How is a bridging loan calculator different from a mortgage calculator?
Mortgage calculators calculate monthly payments over a long period of time. A bridging loan calculator will calculate the lenders arrangement fee, interest per month and gross loan amount. Interest and fees with bridging finance are generally added to the loan throughout the term and redeemed in full. The amount you are borrowing is known as your net loan and the amount you could owe back at the end of the loan is your gross loan. Our calculator calculates all of the need to know information.
What information do I need to provide to get a bridging loan quote?
To get a bridging finance quote, you only need a few details ready.
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Loan Amount required
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Property Value (the total value of the property/properties you are using as security)
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Repayment Type (rolled or serviced)
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Interest rate (use our handy guide above!)
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Term required (months)
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Whether you want to borrow funds for works (and if so how much)
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GDV (end value of the property after the refurb/works)
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If you have these few pieces of information, you can use our calculator with no need to supply any personal information and calculate how much a bridging loan could cost you today.
Who can get a bridging loan?
Bridging loans are built to be flexible and open to a wide range of borrowers. Here are the main points to know:
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Age and residency - You must be at least 18 and living in the UK. Loans are available to individuals, partnerships, and limited companies.#
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Credit history - Past issues such as CCJs, arrears, or defaults do not always prevent approval. Many lenders will still consider your case, especially if your repayment plan is not based only on refinancing.
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Income requirements - Most bridging lenders do not need proof of income. The exception is when you plan to exit via a traditional mortgage. In that case, some evidence of affordability is usually required.
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This flexibility makes bridging finance accessible to many types of borrower. It is one of the reasons BridgeCross supports clients in such a wide range of circumstances.
Are there exit fees on bridging loans?
We are often asked if there are any exit fees with bridging finance or early redemption penalties for paying off your loan 'early'. The short answer is no, not in the products we generally recommend. Whilst there are always specialist scenarios where you may need to use a lender who has an exit fee, if you stick to lenders in our rate guide above, there are none applicable.
We run through all fees and costs involved with taking a bridging loan, in our free consultations, even the costs not listed in a lenders quote. You can trust that we will be fully transparent with how much the loan will cost you, no nasty surprises!
What can a bridging loan be used for?
Bridging loans are the most versatile tool in the property finance world. Bridging loans can be used for almost any reason, but the most common uses are the following;
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Chain breaks - wanting to buy a new property before you have sold yours.
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Downsizing - potentially retired clients without an income who no longer need the big family home and may want to buy something like a bungalow in a desirable area, before they sell their property.
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Refurbishment projects - taking a run down property and modernising it
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Time Gaps between a lump sum - not wanting to lock in to a long term mortgage when you have savings or inheritance on the way soon which could cover the balance.
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Conversions - converting a property from one thing to another before refinancing or selling.
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Speed - unlocking property finance fast
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Adverse credit scenarios - taking a bridge to allow time to pass after some recent credit blips.
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Bridging finance is fast and flexible and the reasons you could take a bridge are almost endless. As long as you have a reliable exit strategy, you can take a bridging loan for most legal purposes.
How do I qualify for a bridging loan?
Unlike a traditional mortgage, there are way less hoops to jump through to qualify for a bridging loan. This is one of the reasons they appeal to developers and investors as they are fast, flexible and get the job done. A bridging loan is assessed on 2 main factors;
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The Security Property - Is it residential? If so what type? (HMO, single dwelling etc) Or is it commercial? (pub, barn, retail etc). Lenders will value the property, with either an automated valuation, a desktop valuation or an in person survey.
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The Exit Strategy - A very 'finance-y' way to say 'how is the loan getting repaid'. Lenders will sense check your plan for repaying the loan. If your exit strategy is to refinance, you will need to show the lender at least some capability to do so, potentially payslips if it is a residential mortgage you plan to use, for example.
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Lenders are much more flexible when it comes to things like property condition, age, income, credit history etc as most of the time these items don't affect their exit strategy. If you want to get our opinion on your exit strategy, please use the button below to submit an enquiry to us.
Is it possible to borrow 100% of the property value with a bridging loan?
The short answer to this is yes, it is possible. The long answer to this is there are only 2 lenders in the market who will do this when you are only securing on a singular property. If you are offering 2 securities to the loan, for example a property you already own with a low balance mortgage and also the purchase property, this is very simple.
If you wish to borrow the full balance of just one security property, as stated above, there are only 2 lenders who allow this to happen and the deal has to be assessed as very heavily 'below market value'. Most lenders will still want you to have 'skin in the game' - money invested in to the deal, so you feel obliged to see the project through.
Whilst leverage is a property investors friend in general, its not always best as higher leverage means higher risk for the lender. Higher risk for the lender means a higher cost for the client. Even though you can leverage up to a maximum, it may kill your profit on a deal. It is always wise to run through all of your costs and sometimes just because you can do something in bridging finance, it doesn't mean you should.
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We discuss the full project with our clients and feel a duty of care to ensure that our clients projects stack up profit wise. We happily sit and run through spreadsheets running calculations with clients and pointing out where there may be hidden costs they have not considered.
Is it possible to use more than one property as security?
Yes, absolutely, and this is one of the most popular features of bridging finance. This is called 'cross-collateralisation' but most people just call it 'cross-charging'. You are offering up 2 or more properties and the lender will assess the total value of all of the securities and secure 1 loan against them all.
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You do not need to have fully unencumbered (owned without a mortgage or finance) properties to do this. If there is a mortgage on the property, the lender will still assess the total value of the property, but the current finance is deducted from what the bridging lender will lend you. This may be hard to get your head around, so a working example is below;
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If you own a property worth £100k with a mortgage of £50k on there, and you are looking to buy a property worth £60k which you are looking to refurbish, the lender may offer 75% of both of these properties. 75% of the one you own is £75k, but you are already borrowing £50k, so they take this off of their £75k, leaving £25k. The lender will also lend you 75% of the £60k purchase property, meaning you can borrow another £45k here, making £70k total. This would actually raise you some additional funds towards legal fees or the refurbishment perhaps. You could also borrow less if preferred of course.
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Not all lenders offer this as an option, but you can do it if need be. You can combine asset types, so one property could be residential whilst the other is commercial. You could also combine lenders and have one bridge from one and one from another, offering each of them their own security.
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By charging against 2 properties, both of the properties are now at risk if anything was to go wrong with the project and you defaulted on the loan. It's wise to understand all risk and discuss these options with a reputable broker, like ourselves.
How does securing a bridging loan against 2 properties work?
When applying for a bridging loan, the value of a single property does not always define the maximum amount you can borrow. In cases where additional funding is required, lenders may allow you to secure the loan against multiple properties. This process, often referred to as “cross-charging”, enables you to combine assets to strengthen their application.
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The lender assesses the total value of all properties offered as collateral. Provided the combined borrowing remains within the lender’s maximum loan-to-value threshold (commonly around 75%), it may be possible to secure funding that covers the full purchase price or required loan amount.
This structure is particularly beneficial for investors and developers who wish to release capital for new opportunities without the need to dispose of existing properties.
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It is important to note that lenders vary in their approach to multi-property security. Terms such as interest rates, fees, and flexibility will depend on each lender’s criteria and appetite for risk. Our team can advise on which lenders are most receptive to this type of arrangement and help identify the most suitable options based on your portfolio and funding requirements.
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If you would like to understand how this strategy could enhance your borrowing capacity, we recommend using our calculator or contacting us directly for tailored guidance.
What happens if I pay off my bridge early?
One of the most common questions we are asked is what are the penalties for paying off a bridging loan early? In the mortgage world, it is normal to expect an early redemption penalty, but in the bridging finance space its the opposite. Lenders will usually have a 'minimum interest period' but this is usually menial. Lenders may expect somewhere between 1 and 3 months minimum interest.
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If you were to clear your facility within the first week and you had a one months minimum interest period, you would still need to repay a months worth of interest. After the first month, the interest would only be charged pro-rata until the day you repay.
What happens if I pay off my bridge late?
This is a question we are not usually asked but it is an important one to know the answer to. This is where bridging finance can get expensive. Some lenders in the market may offer you a great product for the agreed term but not remain so reasonable if you fail to repay on time.
There are lenders in the market who will charge you a default fee if you fail to repay the loan in time. Some lenders in the market have been known to charge 5% of your balance or more if you fail to redeem by the end of your term. There are lenders in the market who will work with you and be understanding in moments like this. There are also lenders in the market who actually price these default fees into their profit projections, so these ones do not have your best interests at heart.
To find out who the better and more favourable lenders are for every situation, not just failing to redeem in time, please submit an enquiry to us.
What happens if I cant pay off my bridge in time?
If your project has failed or your plan has not gone to plan, it can be very stressful. In this situation it can feel tempting to bury your head in the sand a little and hope the lender doesn't come knocking. The best thing to do in this scenario is to actually contact your lender and discuss the situation with them. A lender is much more likely to work with you if they are kept in the loop rather than if it gets to the end of the term and you haven't let them know you are struggling.
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You do have options in this scenario still, you just need to reassess the scenario. You may have ran into a situation where property sales have fallen through and you have had timewasting buyers. If you still plan to sell the property, you could explore a 're-bridge'. You could also explore letting the property and potentially taking a longer term loan like a buy to let mortgage, which you could service with the rental income received. ​
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In a scenario where you do nothing and still don't redeem the loan, a lender can look to repossess your property. A broker can help you out of almost any situation. BridgeCross Finance have actually helped clients redeem loans on properties that have been repossessed, in order to get those properties back in to our clients names.
What are the minimum and maximum size bridging loans available?
All lenders have different parameters when it comes to minimum loan size, but most lenders start at £100,000. There are lenders in the market who will consider smaller loan sizes, with the smallest available loan size starting at £26,000.
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For any loans under £26,000, we would encourage you to consider a personal loan, which you can check if you are pre-approved for at one of the credit reference agencies.
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When it comes to maximum loan size, this again is lender dependent. Lenders will however be much more open to bending their own rules to go above a maximum loan size as this of course means more money for them. If you are looking in to a larger project, this does open the door to some more exclusive lenders. There are lenders out there willing to consider substantial loan sizes provided the situation makes sense and they trust the exit strategy.
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If you are needing to fund a larger project, you may also already qualify for 'high net worth' products, which are of course slightly more exclusive and come with some very flexible terms.
Do the fees become smaller for larger loans?
Often with bridging loans or any type of property finance, the lender will pay a commission to the broker. This is usually a percentage of the loan being borrowed. When it comes to bridging finance, its often mentioned that the broker is paid out of the lender's arrangement fee. Because of this, as brokers, we have the ability to reduce the lenders arrangement fee if we reduce our commission from the case down. This is effectively the broker handing the clients a discount, rather than the lender.
For larger loan sizes, this is usually easier for the broker to reduce as the percentage they are receiving works out to be more money. As a business, we need to work to profit margins, but we can reduce a lenders arrangement fee down to 1% for loans over £1,000,000.
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The fees will be proportionally smaller but in real money terms may still be higher when comparing to a lower loan size. Please jump back to the calculator to assess your loan.
What type of properties can be used as security for a bridging loan?
There are many lenders in the bridging finance market and some of these are extremely flexible. We are confident enough to say that we could find a lender willing to secure finance on any type of property, as long as it has its own title and can be valued.
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Some examples of acceptable property types:
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Standard Residential Properties - houses, flats, maisonettes, bungalows are all accepted
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Specialist Residential Properties - HMOs (houses of multiple occupation like student lets) and MUFBs (multi unit freehold blocks - more than one dwelling on one title)
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Commercial Properties
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Unmortgageable or Unhabitable Properties - These are the bread and butter of bridging finance. Properties which need a full refurbishment before they are able to be mortgaged.
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Properties in Construction - not yet finished
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Land with planning consent
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Land without planning consent
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Property type is an important aspect of bridging finance when it comes to cost. The cost of a bridging loan is usually based upon the risk assessment that lender conducts on the property type. The exit strategy you have with that property type will also play a part in the cost. A lender would consider a commercial property with a sale exit to be a very high risk loan. Therefore, it would be much more expensive than a bridge on a residential asset which has refinance as the exit.
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Most lenders will only lend on assets based in the UK.
What are the different types of valuation used in bridging finance?
There are three main types of valuation method used by bridging finance lenders. Lenders use AVMs (automated valuation models), desktop valuations and full valuations.
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AVMs - the lender or broker will type the property details in to a system, similar to Zoopla or Rightmove, which uses algorithms and historic sale data to estimate the value of a property. The AVM will also supply a confidence score to show how confident it is in its own valuation. This confidence score is important for lenders and they all have their own criteria on how much they will lend at each confidence score. This is often free or a very small charge and is instant.
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Desktop valuations - this is the in-between of a full survey and an AVM. This is where a surveyor values the property but from their 'desktop'. This is a surveyor looking at historical or current listings of the property, usually also supplied with a video walkthrough of the security property. This can cost in the region of £300-£500 and will take a couple of days.
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Full valuation/survey - This is where a surveyor will go and visit the property in person. This is the deepest dive and you will receive a very in depth report on the property. Due to the detail the surveyor will go to, this will be the most time consuming valuation to go through and can take up to 10 days post survey to receive the report. This is also the most expensive and can cost multiple thousands but if the lender deems a full survey is required, this is a necessary cost.
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Each of these methods serves a different purpose. Naturally, most clients would prefer an AVM as its quicker and cheaper, which is great when it comes to bridging finance. Sometimes a full survey can protect you from buying a property which has structural issues, which neither of the other 2 valuation methods would have offered.
What fees are charged by brokers?
One of the main benefits with working with a reputable broker is their transparency around fees. A great broker will be upfront about the fees they charge. Our bridging finance fees range from £495 to £2495, but it is rare we will go above £1495 as a fee. We assess our fee based on the complexity of the case - basically how much work is involved our side.
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Some brokers will not be as transparent around their fee structure and may look to charge you on application or upfront. We generally charge our fees on completion of the loan but do reserve the right to change this dependant on the scenario. We do not hide our fees and we are happy to quote you on one of the first calls.
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This means you can focus more on your loan particulars, knowing you won’t get blindsided by surprise broker costs. Just another way we aim to make your borrowing experience smoother and more transparent!
What is a re-bridge and how does it work?
If your bridging loan is coming to an end and you cannot repay in full, there are still options. Plans change and timing does not always go the way you expect. A re-bridge can give you the breathing room you need.
A re-bridge is a new short-term loan that pays off your current facility. It resets the term and gives you more time. You can then complete a sale, arrange refinancing, or secure longer-term funding.
How the process works;
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Speak early - If you think repayment will be an issue, talk to your lender as soon as possible. Many lenders prefer openness and may offer solutions.
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Arrange the re-bridge - If an extension is not possible, a new lender can provide a re-bridge. The new loan repays the old one and avoids default or penalties.
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Agree new terms - A re-bridge may not look the same as your first loan. Interest, fees, and loan-to-value can all change. The right broker will help you secure the best terms.
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Key things to know
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A re-bridge is short-term. It protects your credit and gives you more time, but it is not a long-term fix.
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There are extra costs. Arrangement fees, valuations, and legal work should all be included in your budget.
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Acting early helps. The sooner you take advice, the easier it is to put the right plan in place.
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If your bridging loan is close to expiry and you are not sure what to do, contact us. BridgeCross will walk you through your options and help you move forward with confidence.
What can I do if I am struggling to repay my bridging loan?
Life does not always go to plan. If you find yourself unable to repay your bridging loan at the end of the term, the most important step is to stay calm. Lenders deal with this often and there are solutions available.
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The key is early communication. If you think repayment will be a problem, contact your lender as soon as possible. Being open about your situation can give you more options. Lenders are usually more flexible when they are kept informed.
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Common solutions include;
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Extension of the term - Your lender may agree to extend your current facility. This can give you time to complete a sale or arrange refinancing.
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Re-bridging - A new short-term loan can be used to clear the original facility. This resets the term and helps you avoid default or penalties.
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Alternative finance - In some cases, restructuring the repayment plan or refinancing with another lender may be the right move.
Always remember that extra costs may apply. Interest rates, fees, and legal expenses can change, so it is important to budget for these.
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If you are unsure which route to take, speak to a broker. At BridgeCross, we will guide you through the options and help you find the best way forward.
Are there specialist facilities available for larger value bridging loans?
For clients seeking more than £2 million, there are facilities built for larger funding needs. Some lenders will even consider loans up to £1 billion. These are tailored solutions designed to meet complex or specialist requirements.
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High-value bridging loans can offer better products, sharper rates, and more flexible terms. They can also provide more options when planning your exit. Facilities can be structured around a wide range of assets, from prime central London property with Knight Frank valuations to commercial portfolios across the UK.
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As with any bridging finance, using a broker is essential. We will search the market, approach specialist lenders, and secure terms that match your objectives. If you are considering a large bridging loan, speak to us. BridgeCross will guide you through your options and help you secure a competitive, tailored facility for your project.
What are the features of alternative bridging loan plans? (High Net Worth etc)
Our main comparison table shows just a handful of the core products available on the market. But there are also specialist plans that may suit certain borrowers. These are designed for clients who want lower monthly rates or access to larger loan sizes.
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Lower monthly rate plans
Some lenders offer plans starting from 0.49% per month up to 60% LTV. Typical features include:
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Loan sizes from £1 million upwards
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Terms of up to 24 months
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Facility fees around 2%
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Choice of monthly or rolled-up interest
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More detailed underwriting and slightly longer setup times
These plans can be a good option if you expect to keep the loan for more than 12 months. The lower rate brings real savings over time. If you plan to repay early, the higher facility fee can reduce the benefit.
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Larger loan facilities
For major projects or high-value purchases, lenders can provide facilities well above £2 million. In some cases, loans can reach £1 billion. These are bespoke solutions with terms tailored to the borrower and the project.
If you would like to explore these specialist products, speak to us. BridgeCross will compare the options, explain the costs, and help you decide which route is right for your plans.
What is the minimum loan term for bridging loans and how do early repayment charges work?
One of the most common questions with bridging finance is how long the commitment lasts, and what happens if you repay early.
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Most lenders set a minimum term of 30 days. Even if you repay sooner, you will be charged interest for the full month. After that, the loan becomes more flexible. If you repay before the end of the agreed term (often 12 months), there are usually no early repayment charges. You simply pay interest for the exact time you borrowed. For example, if you settle after 3 months and 10 days, you only pay for that period.
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This flexibility can save you money if your project finishes early and allows you to move on quickly to your next opportunity.
What is a redemption fee and how is it charged?
Redemption fees are a small cost that can appear at the end of a bridging loan. They are charged by some lenders when you repay the loan in full. The fee covers the legal and admin work needed to remove the lender’s charge from your property. In other words, it pays for the process of closing the loan and releasing the lender’s claim.
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The amount is usually modest. Around £40 is common with larger lenders such as Together or Precise (2 of the main lenders in the market). The exact figure depends on the lender and is only charged when the loan is fully redeemed.
It’s worth keeping these in mind when you plan your costs. Redemption fees are small, but they are part of the final settlement.
What is an administration fee and how is it charged?
Most lenders charge an administration fee when you take out a bridging loan. This is not paid at application. It is added on completion, when the loan funds are released.
The fee usually sits between £95 and £995, the exact figure varies by lender. It covers the paperwork and processing needed to put your loan in place.
It may be a smaller cost compared to the arrangement fee, but it is still worth factoring in. Along with legal, valuation, and broker costs, the administration fee is part of the total price of your loan.
What are all of the fees I can expect with my bridging loan?
When arranging a bridging loan, it’s important to understand all the costs involved. Below are the main fees you are likely to come across.
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Arrangement Fee - The largest upfront cost. Usually 1–2% of the loan amount. Paid to the lender for setting up the facility.
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Administration Fee - Covers the paperwork and processing of your loan. Typically £95-£995, charged on completion when funds are released.
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Valuation Fee - Pays for a professional valuation of the property or portfolio. Cost depends on property type, size, and location.
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Legal Fees - Both you and the lender will have legal costs. You are responsible for your own solicitor’s fees and, in most cases, the lender’s legal costs as well.
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Redemption Fee - A small charge when the loan is repaid in full. Covers the legal work to remove the lender’s charge. Often around £40, though it varies.
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Broker Fee (if applicable) - Some brokers charge a fee for their services, either fixed or as a percentage of the loan. At BridgeCross, we charge fees and are always upfront about costs so there are no surprises.
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Key Point
Not every lender charges every fee, but most bridging loans will include several of the above. Always factor them into your planning so you have a clear picture of the total cost.
What is the process in using multiple securities for a bridging loan?
Offering more than one property as security can be a smart way to strengthen your application. It can increase how much you can borrow, lower your interest rate, and give lenders more confidence.
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Valuing your security - Start with the estimated market values of each property you want to use. This might include the property you are buying as well as any others you or your partners own.
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Checking existing mortgages - List any mortgages or charges on each property. If the bridging loan will clear some of these debts, note that too. If a property has no mortgage, it works fully in your favour.
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Combining values - Lenders will usually take the total value of all properties offered, then deduct any existing mortgages. This combined figure is what they use to calculate the loan to value (LTV).
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Adding more properties - To include multiple properties, you provide details for each: value, address, and mortgage balance. The process is straightforward, and a broker can handle most of the admin.
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Why it helps - Using more than one property can unlock larger loans, better rates, and more flexible options. It is especially useful if one property alone does not provide enough security. Many investors use this approach to keep borrowing costs down while managing several projects at once.
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At BridgeCross, we specialise in structuring loans across multiple assets and can often save clients thousands in costs and interest. If you’d like to explore this route, we’ll guide you through the process and secure the best terms available.