Greenwich Development Finance
Greenwich Development Finance - bridging finance
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Bridging Finance in Greenwich — Fast Funding When You Need It

Short-term bridging loans from 0.55% per month with completion in as little as 5-10 working days. Ideal for auction purchases, chain breaks, and refurbishment projects across Greenwich.

Get Fast FundingSee Use Cases

As fast as

5-10 days

Completion Speed

Up to

75%

Loan-to-Value

From

0.55%

Monthly Rate

Up to

24 months

Loan Term

What Is Bridging Finance?

Bridging finance is a short-term secured loan designed to "bridge" the gap between an immediate funding need and a longer-term finance solution. Unlike standard mortgages that can take 8 to 12 weeks to arrange, bridging loans can be put in place within days, making them the go-to solution when speed is essential.

For property investors and developers operating in Greenwich, bridging finance is an indispensable tool. The borough's property market moves quickly, particularly in regeneration hotspots like Charlton, Greenwich Town Centre, and Eltham, where opportunities can be lost if funding is not arranged swiftly. Whether you need to complete an auction purchase within the standard 28-day deadline, secure a property before a competing buyer, or fund a quick refurbishment project, bridging finance provides the speed and flexibility that mainstream lending simply cannot match.

Bridging loans are typically secured against property as either a first charge (the primary lender on the property) or a second charge (behind an existing first-charge mortgage). They are available for residential, commercial, mixed-use, and land transactions, with terms ranging from 1 to 24 months. The loan is repaid through a defined exit strategy, which is usually the sale of the property, refinancing onto a longer-term mortgage, or the proceeds from another transaction.

Our access to over 100 bridging finance lenders means we can source the most competitive terms for your specific situation, whether you need a straightforward first-charge bridge or a more complex second-charge or cross-collateralised facility. We understand the Greenwich market intimately and can advise on the optimal bridging structure for your circumstances.

Why Bridging Finance is the Smart Choice

Complete purchases in as little as 5-10 working days
No monthly payments required (interest can be rolled up)
Borrow against property that mainstream lenders will not fund
Use existing property as security for new purchases
No early repayment charges on most products
Flexible security options including cross-collateralisation
Available for individuals, SPVs, LLPs, and companies
Both regulated and unregulated options available

Speed Is Everything

In Greenwich's competitive property market, the difference between securing a deal and losing it often comes down to how quickly you can access funding. Our bridging finance solutions are engineered for speed without compromising on service.

2 Hours

Average response time to your initial enquiry during business hours

24 Hours

Indicative terms issued with clear comparison of lender options

3-5 Days

Credit-backed offer from the chosen lender for straightforward cases

5-10 Days

Completion and funds released for standard bridging transactions

When to Use Bridging Finance in Greenwich

Bridging finance is a versatile funding tool with numerous applications for property investors and developers. Here are the most common use cases for bridging loans in the Greenwich area.

Auction Purchases

Property auctions require completion within 28 days (or sometimes 14 days for modern method auctions). Standard mortgages cannot meet this deadline. Bridging finance provides the certainty and speed needed to bid with confidence at South East London property auctions, knowing you can complete within the required timeframe.

28-day deadline met

Chain Breaks

When you have found your ideal property but your own sale has not yet completed, a bridging loan allows you to proceed immediately. This is particularly valuable in Greenwich's competitive market where desirable properties in areas like Kidbrooke, Blackheath borders, and Plumstead attract multiple offers. Break the chain and secure the property.

No chain delays

Refurbishment Projects

Properties in need of significant renovation are often unmortgageable with mainstream lenders. Bridging finance allows you to purchase, renovate, and then either sell or refinance onto a standard mortgage once the works are complete. Greenwich's older housing stock provides excellent refurbishment opportunities.

Fund purchase + works

Planning Gain

Acquire a property or site, secure planning permission to increase its value, then sell or refinance at the enhanced value. This strategy works well in Greenwich where planning opportunities exist for changes of use, extensions, and subdivisions, particularly in areas undergoing regeneration.

Capture value uplift

Below Market Value Purchases

When a property is available at a significant discount (repossession, probate, motivated seller), speed is essential to secure the deal. Bridging finance enables you to move quickly and complete the purchase before the opportunity is lost, then refinance at the true market value.

Secure BMV deals

Development Site Acquisition

Secure a development site quickly with bridging finance while your longer-term development finance facility is being arranged. This is a common strategy in Greenwich where competitive sites can be snapped up quickly, particularly in high-demand areas like Charlton and Woolwich.

Hold site pending devfin

Regulated vs Unregulated Bridging Finance

Understanding the difference between regulated and unregulated bridging finance is important for choosing the right product and understanding the timelines involved.

Regulated Bridging

Regulated bridging finance applies when the security property is or will be your main residence, or the residence of an immediate family member. These loans are governed by the FCA and carry additional consumer protections.

Property is or will be borrower's home
FCA regulated — additional consumer protections
14-day reflection period before completion
Affordability assessment required
Clear repayment plan must be demonstrated
Typically used for homeowner chain breaks

Minimum timeline: Due to the mandatory 14-day reflection period, regulated bridges typically take 3-4 weeks to complete.

Most Common for Investors

Unregulated Bridging

Unregulated bridging finance applies to investment properties, buy-to-let, commercial premises, development projects, and any transaction where the borrower will not live in the property. This is the most common type for property investors and developers.

Investment, BTL, commercial, and development properties
No mandatory reflection period — faster completion
No affordability assessment required
Greater flexibility in structuring
Available to SPVs, LLPs, and companies
Can complete in as little as 5-10 working days

Minimum timeline: Unregulated bridges can complete in as little as 5-10 working days, making them ideal for time-sensitive transactions.

The Importance of Your Exit Strategy

Your exit strategy is how you plan to repay the bridging loan. It is the single most important factor in any bridging finance application. Lenders need to be confident that you have a clear, realistic, and achievable plan for repaying the loan within the agreed term.

A strong exit strategy can be the difference between approval and decline, and between competitive rates and expensive terms. We work closely with you to structure and evidence the most robust exit strategy for your specific circumstances, drawing on our deep knowledge of the Greenwich property market to support valuations and comparable evidence.

Important Warning

Never enter into a bridging loan without a clear and realistic exit strategy. Bridging loans are short-term by nature, and failure to repay within the agreed term can result in penalty interest, additional fees, and ultimately enforcement action by the lender.

Sale of the Property

Strong

The most common exit strategy. Sell the property on the open market at or above the anticipated sale price. Strong comparable evidence and a realistic valuation are essential.

Refinance onto Term Mortgage

Strong

Refinance the bridging loan onto a buy-to-let mortgage, commercial mortgage, or residential mortgage. An agreement in principle from the term lender significantly strengthens this exit.

Refinance into Development Finance

Good

Where a bridging loan has been used for site acquisition, refinancing into a development finance facility to fund the build phase. Indicative terms from a development lender strengthen this exit.

Sale of Another Asset

Moderate

Repay the bridge from the proceeds of selling a different property or asset. Evidence of the other asset's value and marketing status is needed to support this exit.

Bridging Finance Key Parameters

A comprehensive overview of typical bridging finance terms available for Greenwich property transactions.

ParameterFirst ChargeSecond ChargeRefurb Bridge
Maximum LTVUp to 75%Up to 70% combinedUp to 75% of OMV
Interest RateFrom 0.55% pmFrom 0.85% pmFrom 0.65% pm
Arrangement Fee1-2%1.5-2%1-2%
Term1-24 months1-18 months1-18 months
Minimum Loan£50,000£50,000£75,000
Completion Speed5-10 working days7-14 working days7-14 working days
Interest StructureRolled up / Serviced / RetainedRolled up / ServicedRolled up
Exit Fee0-1%0-1.5%0-1%
Property TypesResidential, commercial, landResidential, commercialResidential primarily
Borrower TypesIndividual, SPV, companyIndividual, SPV, companyIndividual, SPV, company

* Terms are indicative and subject to individual assessment. Rates correct as of January 2025.

How Bridging Finance Works — Step by Step

The bridging finance process is designed for speed and efficiency. Here is what to expect from your initial enquiry through to funds being released.

Day 1
Step 1

Enquiry & Assessment

Contact us with your requirements. We need the property details, purchase price or current value, loan amount needed, proposed exit strategy, and desired completion date. We respond within 2 hours during business hours and provide indicative terms within 24 hours.

Days 2-5
Step 2

Offer & Valuation

Once you select your preferred lender, a formal offer is issued subject to valuation and legal due diligence. The lender instructs a valuation of the property, which for bridging is typically a desktop or drive-by valuation (faster than a full survey) for straightforward cases.

Days 3-8
Step 3

Legal & Compliance

The lender's solicitor carries out legal due diligence on the property title, conducts standard searches, and prepares the loan documentation. Using a lender-approved solicitor who is experienced in bridging transactions significantly speeds up this stage of the process.

Days 5-10
Step 4

Completion & Drawdown

Once all conditions are satisfied, the loan completes and funds are released to your solicitor for the transaction. For purchases, funds are sent on or before your agreed completion date. The entire process from application to completion can take as little as 5-10 working days.

Bridging Finance Across Greenwich

We arrange bridging finance for properties throughout the London Borough of Greenwich. Our local market knowledge helps us secure the best terms and support lender confidence in your transaction.

Greenwich Town Centre

SE10
View area guide

Blackheath

SE3
View area guide

Charlton

SE7
View area guide

Woolwich

SE18
View area guide

Eltham

SE9
View area guide

Kidbrooke

SE3
View area guide

Plumstead

SE18
View area guide

Shooters Hill

SE18
View area guide
Common Questions

Bridging Finance FAQs

Answers to the most common questions about bridging loans for Greenwich property transactions.

Bridging finance for Greenwich properties can complete in as little as 5 to 10 working days from the point of full application. In urgent cases, such as auction purchases where you have a 28-day completion deadline, we have completed deals in as few as 5 working days. The speed of completion depends on factors including the complexity of the property title, the responsiveness of solicitors on both sides, and whether the property is vacant or tenanted. To achieve the fastest possible completion, we recommend having your solicitor instructed and ready before you make your application, and ensuring all supporting documentation is available from the outset.
Regulated bridging loans are governed by the Financial Conduct Authority (FCA) and apply when the property being used as security is, or will be, occupied by you or an immediate family member as a residence. Unregulated bridging loans apply to investment properties, buy-to-let, commercial properties, and development projects where the borrower will not be living in the property. The key practical differences are that regulated bridges have a mandatory 14-day reflection period before completion (which means they cannot complete as quickly as unregulated bridges), they must include a clear repayment plan, and the lender must conduct an affordability assessment. Most property developer and investor transactions fall under unregulated bridging, which offers greater speed and flexibility.
Bridging finance in Greenwich can be used for a wide range of purposes including purchasing property at auction (where you typically have 28 days to complete), breaking a property chain where speed is essential, acquiring a development site quickly while longer-term development finance is being arranged, funding light to medium refurbishment projects, purchasing properties below market value where speed is needed to secure the deal, refinancing an existing loan that is approaching its expiry, funding the purchase of unmortgageable properties (such as those without a kitchen or bathroom) that you intend to renovate, and bridging the gap between buying a new property and selling an existing one. The versatility of bridging finance makes it an essential tool for property investors and developers operating in Greenwich's fast-moving market.
Bridging loan interest rates for Greenwich properties currently start from 0.55% per month (approximately 6.6% per annum) for first-charge loans at conservative loan-to-value ratios. Rates depend on several factors including the LTV ratio (lower LTV means lower rates), whether the loan is first charge or second charge, the property type and condition, the exit strategy, and your credit profile. Second-charge bridging loans are typically more expensive, with rates starting from around 0.85% per month. Interest on bridging loans can be structured in three ways: monthly serviced (you pay interest each month), rolled up (interest is added to the loan and paid at redemption), or retained (the total interest for the agreed term is deducted from the advance at the outset). Most borrowers choose rolled up interest to preserve cash flow.
An exit strategy is your plan for repaying the bridging loan at the end of the term. It is arguably the most important element of any bridging finance application because bridging loans are short-term by nature and must be repaid, not held indefinitely. Common exit strategies include selling the property on the open market, refinancing onto a standard buy-to-let mortgage or commercial mortgage, refinancing into a development finance facility, selling a different property to release funds, or receiving funds from another confirmed source. Lenders assess the credibility and certainty of your exit strategy very carefully. A strong, well-evidenced exit strategy (such as a mortgage agreement in principle from a term lender, or comparable sales evidence supporting your expected sale price) can result in better rates and terms. We work with you to structure the most robust exit strategy for your specific circumstances.
Yes, it is possible to obtain bridging finance in Greenwich even with adverse credit history. Bridging lenders are generally more flexible than mainstream mortgage lenders because they focus primarily on the security (the property) and the exit strategy rather than income and credit history alone. However, adverse credit will affect the terms available. You can expect higher interest rates (typically 0.85% to 1.5% per month), lower maximum LTV ratios (typically 60% to 65% rather than 75%), larger deposits required, and potentially higher arrangement fees. The severity and recency of the credit issues matter significantly. Historic defaults from several years ago are viewed more favourably than recent or ongoing credit problems. We have specialist lenders on our panel who focus on adverse credit bridging and we can usually find a solution for most situations.
Bridging loan amounts for Greenwich properties typically range from £50,000 to £25,000,000 or more. The amount you can borrow is primarily determined by the loan-to-value ratio, which is typically up to 75% of the property's current market value for first-charge loans. For example, if you are purchasing a property in Greenwich valued at £500,000, you could borrow up to £375,000 at 75% LTV. Some lenders will lend up to 80% LTV in certain circumstances, particularly for strong applications with clear exit strategies. If the property will be refurbished, some lenders will also consider lending against the projected post-works value, which can increase the amount available. Second-charge bridging loans are typically available up to 70% of the combined LTV (first charge plus second charge together).
Bridging finance involves several categories of fees. The arrangement fee charged by the lender is typically 1% to 2% of the loan amount, which is usually added to the loan rather than paid upfront. Valuation fees range from £500 to £2,500 or more depending on the property value and complexity. Legal fees for the lender's solicitor are typically £1,500 to £4,000 or more, and you will also need to cover your own solicitor's costs. Some lenders charge an exit fee of 0.5% to 1% when the loan is repaid, though many competitive products have no exit fee. Our broker fee is typically 1% of the loan amount. We provide a comprehensive breakdown of all costs before you commit to proceeding, ensuring full transparency from the outset.

Related Finance Services

Bridging finance often works hand-in-hand with other funding products. Explore our full range of property finance solutions.

Development Finance

Senior debt funding for ground-up developments and major refurbishments. Use bridging to acquire the site, then refinance into development finance for the build phase.

Up to 70% LTC

Mezzanine Finance

Second-charge lending to boost your leverage beyond senior debt limits. Layer mezzanine finance on top of bridging or development finance to reduce equity requirements.

Up to 90% LTC

Development Equity

Equity partners and JV arrangements to fund up to 100% of project costs. Combine with bridging finance for a comprehensive funding solution.

Up to 100% funding

Calculate Your Bridging Costs

Use our free calculator to estimate your bridging loan costs and monthly payments.

Bridging Calculator

Need Fast Bridging Finance in Greenwich?

Whether you are purchasing at auction, breaking a chain, or funding a refurbishment, we can arrange bridging finance tailored to your needs. Get indicative terms within 24 hours.

Completion in as little as 5-10 working days
Rates from 0.55% per month
Up to 75% LTV first charge
100+ specialist bridging lenders
Prefer to talk? Call us on 07595 366094

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