Bridging Loan Calculator
Work out the true cost of a bridging loan in seconds. Enter your property value, loan amount and term to see your monthly interest, net advance, LTV, arrangement fees and total repayable — with live results as you type. Rates from 0.49% per month, loans from £50,000 to £5 million.
Calculate Your Bridging Loan
Live Results| Total interest over term | — |
| Arrangement fee | — |
| Valuation fee | — |
| Legal fees | — |
| Exit fee | — |
| Total cost of finance | — |
Indicative only — not a quote or offer of finance. Final rates and fees are confirmed after underwriting and valuation. Your property may be repossessed if you do not keep up repayments.
What Does a Bridging Loan Cost?
A bridging loan is short-term, property-secured finance that "bridges" a temporary funding gap — buying before you sell, completing an auction purchase, refurbishing a property, or exiting a development. Unlike a mortgage, interest is charged monthly rather than annually, and most of the cost sits in the interest, the arrangement fee and the valuation and legal fees. Our bridging loan calculator brings all of those together so you can see your real, all-in cost — and your day-one net advance — before you apply.
How to Use the Bridging Loan Calculator
The calculator updates instantly as you change any input. To model your bridging finance accurately, follow these four steps:
Enter your property value and loan amount
Type the open-market value of the property you're securing against, then the gross loan you need. The calculator works out your loan-to-value (LTV) automatically and flags if you exceed the standard 75–80% ceiling.
Set your term and monthly rate
Choose how many months you need the loan for (most bridges run 3–18 months) and the indicative monthly interest rate. Stronger cases — low LTV, clean credit, residential security — sit at the bottom of the range.
Pick how the interest is paid
Switch between rolled-up, retained and serviced interest to see how each affects your day-one net advance and total repayable. This is the single biggest factor in how much cash actually reaches you.
Add fees and read your total cost
Adjust the arrangement, valuation, legal and exit fees to match your case. The results panel shows your monthly interest, total interest, net advance and the all-in cost of borrowing — then get an exact quote in 60 seconds.
How Bridging Loan Interest & Costs Are Calculated
Bridging loan interest is quoted as a monthly percentage, not an annual one — a rate of 0.79% per month is roughly 9.5% per year. Most lenders charge simple interest on the gross loan for each month of the term. The core calculation our tool uses is:
- Gross loan = the total facility secured against the property
- LTV = gross loan ÷ property value × 100
- Monthly interest = gross loan × monthly rate
- Total interest = monthly interest × number of months
- Arrangement fee = gross loan × fee % (usually 1–2%, added to the loan)
- Net advance = gross loan − any retained interest − deducted fees
- Total cost of finance = total interest + all fees
Because the arrangement fee is normally added to the loan and interest can be retained or rolled up, the amount of money that actually reaches you on day one (the net advance) is lower than the gross loan. The calculator above shows both figures so there are no surprises at completion.
Some lenders compound rolled-up interest month-on-month, which costs slightly more than the simple-interest figure shown here. Always confirm whether a quote is simple or compounded, and check whether interest is charged on the gross loan or the net advance — it materially changes the true cost.
Rolled-Up vs Retained vs Serviced Interest
How you pay the interest is the most important choice on a bridging loan. It decides how much cash you receive on day one and whether you make any monthly payments. Toggle between the three in the calculator to compare.
Rolled-Up Interest
Interest accrues each month and is paid in one lump sum at the end, along with the loan. No monthly payments — ideal when the property isn't generating income yet.
- No monthly outgoings
- Higher total repayable at exit
- Best for refurbishments & flips
Retained Interest
The lender deducts the full term's interest from the loan upfront and holds it. You borrow gross but receive less on day one — with nothing to pay during the term.
- Interest deducted from advance
- Lower net advance day one
- Unused interest often refunded on early exit
Serviced Interest
You pay the interest monthly, like an interest-only mortgage. The full loan is advanced on day one and the total repayable at exit is just the capital.
- Highest day-one net advance
- Requires provable monthly income
- Lowest overall cost of the three
Gross Loan vs Net Loan — What's the Difference?
This trips up most first-time bridging borrowers. The gross loan is the total facility registered against your property. The net loan (or net advance) is what actually lands in your account once interest and fees are accounted for.
Gross loan — the headline figure the LTV is calculated against. Includes any retained interest and the arrangement fee added on top.
Net loan / net advance — the cash you receive on completion, after the arrangement fee and (for retained deals) the rolled-up interest are deducted. This is the number that tells you whether the deal works.
If you need a specific net amount — say £200,000 to complete a purchase — you'll need to gross the loan up so that, after fees, the net advance still hits your target. Our team grosses this up precisely for you when we issue terms.
What Affects Your Bridging Loan Rate?
The rate slider in the calculator spans 0.49% to 1.50% per month for a reason — pricing is case-by-case. Lenders weigh the security and your exit far more heavily than your income. The main drivers:
- Loan-to-value (LTV) — the lower your LTV, the lower your rate. Sub-50% cases access the very best pricing.
- Property type — standard residential prices keenest; commercial, mixed-use, land and HMOs carry a premium.
- Exit strategy — a clear, evidenced exit (sale or refinance) is the single biggest lever on rate and approval.
- First or second charge — second-charge bridging is priced higher to reflect the lender's position.
- Credit profile — adverse credit is regularly accepted but typically adds a margin and reduces LTV.
- Term and loan size — larger, cleaner loans over sensible terms attract better rates.
As an independent brokerage we compare 50+ specialist bridging lenders to find your sharpest rate. Already been quoted elsewhere? Send it over — if it's genuinely lower, we'll match or beat it.
Worked Example — £260,000 Bridging Loan
Here's how the numbers stack up on a typical residential bridge: a £400,000 property, a £260,000 gross loan (65% LTV) over 12 months at 0.79% per month with rolled-up interest and a 2% arrangement fee.
| Cost Component | Calculation | Amount |
|---|---|---|
| Gross loan | 65% of £400,000 | £260,000 |
| Monthly interest | £260,000 × 0.79% | £2,054 / mo |
| Total interest (12 mo) | £2,054 × 12 | £24,648 |
| Arrangement fee (2%) | 2% of £260,000 | £5,200 |
| Valuation + legal fees | typical | £2,000 |
| Total cost of finance | interest + fees | £31,848 |
| Total repayable at exit | gross + rolled interest | £284,648 |
Figures rounded for illustration. Adjust the live calculator above to model your own scenario exactly.
Bridging Loan Rates UK 2026
Bridging loan rates in 2026 start from 0.49% per month and typically range up to 1.5% per month depending on LTV, property type and exit. Use these as a guide for the rate slider above.
| Scenario | Monthly Rate | Typical LTV | Arrangement Fee |
|---|---|---|---|
| Standard residential (low LTV) | 0.49%–0.75% | Up to 60% | 1–2% |
| Standard residential | 0.69%–0.95% | Up to 75% | 1.5–2% |
| Refurbishment / light works | 0.79%–1.15% | Up to 75% | 2% |
| Commercial / mixed-use | 0.79%–1.35% | Up to 70% | 1.5–2% |
| Adverse credit | 0.89%–1.50% | Up to 70% | 2% |
Bridging Loan Calculator — Key Terms
- Gross loan
- The total facility secured against the property, including any retained interest and fees added to the loan. LTV is calculated on this figure.
- Net advance
- The cash you actually receive on completion after the arrangement fee and any retained interest are deducted from the gross loan.
- LTV (loan-to-value)
- The loan expressed as a percentage of the property's value. Most bridging caps at 75–80% on first charge.
- Monthly interest rate
- Bridging is priced per month, not per year. Multiply by roughly 12 for an indicative annual figure.
- Arrangement fee
- The lender's fee for setting up the facility, usually 1–2% of the gross loan and typically added to the loan.
- Exit fee
- A fee some lenders charge on redemption. Many bridging products have no exit fee — always check.
- Exit strategy
- How you'll repay the loan — usually a sale or a refinance onto a longer-term mortgage. Lenders assess this closely.
Bridging Loan Calculator FAQs
The calculator gives a close, realistic estimate of your bridging loan costs using the standard simple-interest method most lenders apply. It's designed for planning, not as a binding quote — your final rate, LTV and fees are confirmed only after a lender assesses your property, exit strategy and credit profile. For an exact, lender-backed figure, request a decision in principle and we'll return precise terms the same day.
Bridging interest is charged monthly on the gross loan. Multiply the gross loan by the monthly rate to get your monthly interest, then by the number of months for the total. For example, £260,000 at 0.79% per month is £2,054 a month, or £24,648 over 12 months. Interest can be rolled up, retained or serviced, which changes how and when you pay it.
Most first-charge bridging lenders go up to 75% LTV on standard residential security, with some reaching 80%. Higher LTVs are possible where additional security or a second property is offered. Aura Capital arranges bridging from £50,000 up to £5 million, with larger facilities available on referral.
No. The calculator is free and requires no sign-up, and we charge no upfront broker fees to source your bridging finance. You'll only pay third-party costs such as valuation and legal fees, plus the lender's arrangement fee — all of which are shown transparently in the calculator before you commit.
Yes. Bridging lenders focus on the property's value and your exit strategy rather than your credit score. Satisfied CCJs, defaults and even discharged bankruptcy are regularly accepted, usually with a modest rate premium and a slightly lower LTV. Be upfront about your credit position from the start so we can place your case with the right lender first time.
Clean cases can complete in as little as 3–10 working days using an AVM or desktop valuation and a pre-instructed solicitor. More complex cases — commercial security, adverse credit or full RICS valuations — typically take two to three weeks.
Get Your Exact Bridging Loan Quote
You've run the numbers — now get them confirmed. A same-day decision in principle, rates from 0.49% per month, and no upfront fees. One short call is all it takes.
Explore Our Bridging Finance Products
This bridging loan calculator is provided for illustration only and does not constitute financial advice, a quotation, or an offer of finance. All figures are indicative and subject to full underwriting, valuation and lender criteria. Actual rates, fees and the amount you can borrow will depend on your circumstances, the security property and your exit strategy.
Aura Capital is a credit broker, not a lender, and works with a panel of specialist bridging lenders. A bridging loan is secured against property. Your property may be repossessed or a receiver of rent appointed if you do not keep up repayments on a loan secured against it. Some forms of bridging finance are not regulated by the Financial Conduct Authority.
© 2026 Aura Capital · Updated June 2026
Types of Land We Finance
- Agricultural and rural land
- Brownfield redevelopment sites
- Land without planning consent
- Greenfield land
- Land with outline planning permission
- Land with full planning consent
- Strategic land and land banking opportunities
- Auction land with tight completion deadlines
Land Bridging Loans UK
Land bridging loans provide fast, flexible finance for UK property developers and investors purchasing or refinancing land with or without planning permission. Whether you're securing strategic land at auction, funding a planning application, or bridging into development finance, Aura Capital arranges land bridging loans from £75k to £10m with LTV up to 65% and completion in as fast as 5-10 working days. Our specialist land bridging finance covers opportunities across England, Scotland, and Wales.