Commercial bridging loans for purchase, refinance and equity release in 1 to 3 weeks
A commercial mortgage takes 8 to 12 weeks and struggles with vacant, part-let or transitional property. A commercial bridging loan is underwritten on the asset's value and your exit instead of trading history, so it can complete in 1 to 3 weeks.
Rates from 0.75% a month, up to 75% LTV on commercial and semi-commercial property, from £100,000 to £25 million and above. Same-day decision in principle.
On this page
The short version
- Short-term finance secured on commercial or semi-commercial property, usually for 3 to 24 months.
- Underwritten on asset value and exit, not trading history, so vacant and part-let property is fine.
- Rates from 0.75% a month on the best semi-commercial cases. Most commercial cases price between 0.85% and 1.25%.
- Up to 75% LTV on qualifying commercial and semi-commercial assets. Secondary, vacant and specialist property is usually capped at 65%.
- Semi-commercial (shop with flats above) gets more lenders and better pricing. Getting the classification right is often the difference between 65% and 75%.
- Completion in 1 to 3 weeks, against 8 to 12 weeks for a commercial mortgage. Same-day decision in principle.
What is a commercial bridging loan?
A commercial bridging loan is short-term finance secured on commercial or semi-commercial property, usually for 3 to 24 months. The lender takes a first charge and lends mainly on the property's value and your exit plan, not your accounts or trading history. That's why it can complete in 1 to 3 weeks instead of the 8 to 12 a commercial mortgage takes.
The usual problem looks like this. You've found a commercial property, or need to refinance one, and the deadline is weeks away. A commercial mortgage wants two or three years of accounts, a full rent roll and a let building. If the property is vacant, part-let or about to change use, most mortgage lenders won't look at it yet.
A commercial bridge fills that gap. It funds the purchase or refinance now, gives you time to let, refurbish or convert the property, and is repaid by a commercial mortgage or a sale once the asset is ready.
Commercial mortgage
- 8 to 12 weeks to complete
- Needs trading history, accounts and rent rolls
- Strict affordability and covenant tests
- Struggles with vacant, part-let or transitional property
- Not for change of use or pre-planning
Commercial bridging loan
- 1 to 3 weeks to complete
- Asset value and exit come first
- Vacant, part-let and transitional property accepted
- Change of use, refurbishment and pre-planning considered
- Interest rolled or retained, so no monthly payments
A smaller pool of buyers and longer sale times. If a lender ever has to sell, a secondary warehouse or empty shop takes far longer to sell than a house in the same town. That risk is priced into the rate. It's also why a well-evidenced exit has more effect on commercial pricing than on residential.
Commercial vs semi-commercial bridging: why it matters
Semi-commercial property has a residential part, typically a shop with flats above. Fully commercial is 100% non-residential: offices, warehouses, retail and industrial. Both can reach 75% LTV, but semi-commercial gets there far more often, with more lenders and better rates, because the flats give the lender extra comfort.
| Fully commercial | Semi-commercial (mixed-use) | |
|---|---|---|
| What it is | Offices, warehouses, retail units, industrial | Part commercial, part residential, such as a shop with flats above |
| Maximum LTV | Up to 75% on prime, let assets. Usually 65% on secondary, vacant or specialist | Up to 75% on qualifying cases |
| Lender choice | Narrower, especially for secondary or specialist property | Wider. The residential part adds security comfort |
| Rates | From 0.85% pm on most cases | From 0.75% pm on the strongest cases |
| Valuation | Commercial RICS, based on yield, comparables and tenant strength | Residential and commercial parts valued separately |
| Exit routes | Commercial mortgage, sale, development finance, corporate refinance | Semi-commercial or BTL mortgage, sale, refinance of the flats |
Plenty of mixed-use buyers go to commercial lenders, get quoted 65% to 70%, and never find out the building would have qualified for 75% as semi-commercial. We check the classification on every enquiry before choosing a lender.
What gets a semi-commercial case to 75% LTV
- Residential floor area of 50% or more. The most important test. A shop with two flats above usually passes. A large shop with one small flat usually doesn't.
- Self-contained flats with their own access. A flat reached only through the shop is usually treated as fully commercial, capping the loan at 65% to 70%.
- Flats in habitable condition, or a funded plan to get them there. Stripped-out upper floors push the case towards a refurbishment structure.
- An evidenced exit. At 75% the lender's equity cushion is thin, so an indicative term offer or an exchanged sale carries real weight.
- The right classification from the start. Cases submitted as "commercial" get priced as commercial.
Usually the property was described as "commercial" when the floor areas said semi-commercial, and once a lender has priced it that way, it's hard to move them. Send us the floor areas, the use split and how the flats are accessed. We'll tell you whether 75% is realistic on that building before any lender sees it.
Lenders that genuinely price at 75% on semi-commercial
Residential-led bridging lenders
Mainly residential lenders who accept mixed-use where the flats dominate. Usually the sharpest pricing at 75%.
Specialist bridging lenders
Broad appetite. Will reach 75% with a strong tenancy and a documented exit, at slightly higher pricing.
Private lenders
Will look at unusual mixed-use that falls outside mainstream criteria, such as poor access or part-vacant buildings. Higher cost.
Semi-commercial buildings are also the commercial cases most likely to qualify for a desktop valuation or commercial no valuation bridging.
Commercial bridging loan rates in 2026
Rates start from 0.75% a month on the strongest cases: prime semi-commercial or well-located, let commercial property at a conservative LTV with a clear exit. Most commercial cases price between 0.85% and 1.25% a month.
| Asset and situation | Indicative rate | Max LTV | Notes |
|---|---|---|---|
| Semi-commercial, let, strong exit | From 0.75% pm | Up to 75% | Widest lender appetite |
| Semi-commercial, standard case | 0.85% to 0.99% pm | Up to 75% | Where most semi-commercial cases land |
| Commercial, prime office or industrial | 0.85% to 1.00% pm | Up to 75% | Good location, active demand, evidenced exit |
| Commercial, retail or secondary location | 0.95% to 1.15% pm | Up to 65% | Location and exit carry more weight |
| Vacant commercial, change of use exit | 1.00% to 1.25% pm | Up to 65% | Needs a credible planning or permitted development route |
| Specialist: hospitality, care, leisure | 1.00% to 1.35% pm | Up to 65% | Sector-specialist lenders only |
| Adverse credit | 1.10% to 1.50% pm | Up to 60% | Asset and exit dominate. See bad credit bridging |
What moves your rate
- LTV. The biggest factor. Under 60% gets the sharpest pricing, and above 65% to 70% costs more.
- Asset type. Semi-commercial beats fully commercial. Offices and industrial usually beat retail and specialist.
- Tenancy. A fully let building with strong tenants and long leases prices much better than an empty one.
- Location. Major cities and established business parks get more lenders and better rates.
- Exit. A credit-approved term facility or exchanged sale beats a plan to refinance every time.
- EPC. Let commercial property needs at least an E. Below that adds risk and can affect pricing or availability.
- Experience. Experienced commercial investors price better than first-timers on the same asset.
The full cost of a commercial bridge
| Cost | Typical range | Notes |
|---|---|---|
| Interest | From 0.75% pm | Usually rolled or retained on commercial cases |
| Arrangement fee | From 1%, typically 1.5% to 2% | Of the gross loan, deducted on completion |
| Commercial RICS valuation | £1,500 to £5,000+ | Depends on size, type and complexity |
| Your legal fees | £2,000 to £5,000+ | Commercial legal work takes more than residential |
| Lender's legal fees | £1,500 to £3,000+ | Paid by you on most facilities |
| Exit fee | 0% to 1% | No-exit-fee products available on some cases |
| Broker fee | None upfront | We're paid by the lender on completion, disclosed before you proceed |
Stepped rates: when they help
Some lenders offer a stepped (or tiered) rate: lower in the first months, rising later. The headline is the opening rate, so compare total interest over your realistic term. Stepped pricing rewards certainty. With an exchanged sale or approved refinance completing inside the first band, it can beat a flat rate. If your exit depends on marketing, planning or an unapproved refinance, you'll spend most of the term in the higher bands, and a flat rate is usually better.
Open and closed commercial bridges
A closed bridge has a fixed repayment date, normally an exchanged sale or approved term loan. It prices better because the lender knows when it gets repaid. An open bridge has a credible plan but no fixed date, and costs more. On commercial cases the gap is wider than on residential, so if you can turn an open exit into a closed one before the offer, do it.
Model your own facility
Pick your asset type and see the loan, interest and day-one advance. Takes about a minute.
How much deposit do you need?
Usually 25% on qualifying commercial and semi-commercial property at 75% LTV. Secondary, vacant and specialist property is typically capped at 60% to 65%, so you'd need 35% to 40%. The loan is sized on the RICS value, or the purchase price if that's lower.
| Asset | Typical max LTV | Deposit | On a £1m property |
|---|---|---|---|
| Semi-commercial, let | 75% | 25% | £250,000 |
| Prime commercial, let | 75% | 25% | £250,000 |
| Commercial, secondary location | 65% | 35% | £350,000 |
| Vacant commercial | 65% | 35% | £350,000 |
| Specialist operational | 65% | 35% | £350,000 |
| Adverse credit | 60% | 40% | £400,000 |
Cash isn't the only option. If you own other property with enough equity, a lender can take a second charge on it and lend across both, in some cases funding 100% of the purchase price, as long as total borrowing stays within its LTV limit.
Budget separately for SDLT, the commercial valuation (£1,500 to £5,000+), legal fees on both sides and a works contingency. If the seller has opted to tax, VAT on the price is due on completion too.
VAT bridging on commercial purchases
Where the seller has opted to tax, you pay 20% VAT on completion and reclaim it from HMRC, typically one to four months later. A VAT bridge covers that gap. It's secured on the same property, repaid by the HMRC refund and normally arranged with the main bridge as one application. Raise it at the start, as adding it later means a second set of legals.
Which commercial properties can you bridge?
Most kinds, but LTV, rate and lender choice vary a lot by asset type. It comes down to how many buyers there are and how realistic the exit is.
Offices and business parks
Standard offices, serviced offices and business parks. Let buildings with strong tenants and long leases get the best terms. Vacant offices are considered with a re-letting or conversion plan.
Widest lender appetiteIndustrial and warehouses
Industrial units, warehouses, logistics and light manufacturing. Well-located units with occupier demand price well. Secondary or dated units need a stronger exit and lower LTV.
Strong appetiteRetail
High street shops, retail parks and supermarkets. Prime retail prices well. Tertiary or vacant retail needs a credible exit such as a change of use or sale, and usually a lower LTV.
Location dependentSemi-commercial
Shop with flats above, or a commercial ground floor with residential upstairs. Up to 75% LTV, more lenders and usually tighter pricing.
Higher LTV availableHospitality and leisure
Hotels, pubs, restaurants and venues. Needs specialist lenders who understand trading property. Vacant or struggling assets considered with a clear plan.
Specialist lendersHealthcare and care homes
Care homes, nursing homes, medical centres and nurseries. CQC registration, beds, occupancy and regulatory position all matter. Exit usually via a specialist healthcare mortgage.
Specialist lendersBuying commercial land instead? See land bridging loans.
Commercial bridging vs a commercial mortgage
It depends on the state of the property and your timescale. A bridge is for speed and for property that isn't ready for long-term debt. A mortgage is for let, stable, income-producing property when you have time.
| Commercial bridge | Commercial mortgage | |
|---|---|---|
| Completion | 1 to 3 weeks on most cases | 8 to 12 weeks typically |
| Must be let or trading? | No, vacant property accepted | Usually yes, income needed for affordability |
| Trading history | Not the main test | Usually 2 to 3 years |
| Maximum LTV | Up to 75% | Typically 65% to 70% |
| Payments | Rolled or retained, no monthly payments | Monthly |
| Rate | Higher, short-term | Lower, if the property qualifies |
| Change of use or pre-planning | Considered on credible cases | Not usually available |
The bridge is often how you get to the mortgage: buy, do the works, let it, then refinance at the higher value.
When is commercial bridging used?
Auction purchases
Commercial and mixed-use lots with a 28-day deadline. A commercial mortgage can't complete in time. The bridge does, and the mortgage follows. See auction bridging.
Refinancing an expiring loan
Your commercial mortgage or development loan ends before the new facility is ready. A refinance bridge avoids default.
Commercial to residential
Buy and convert under permitted development (Class MA), then sell or refinance the flats. See permitted development finance.
Refurbishment and value-add
Buy and improve a building to raise the value, the EPC or the rent, with works funded in stages. See refurbishment bridging.
Equity release for business
Raise money from property you own for cash flow, HMRC bills, working capital or a deposit. Behind an existing loan, use second charge bridging.
Pre-planning and land
Buy while planning is pending or just granted, then exit onto development finance or a sale.
Business bridging vs commercial bridging
Mostly the same product. "Commercial bridging" usually describes the security: the property is commercial or mixed-use. "Business bridging" usually describes the purpose: a business raising short-term money, which can be secured on commercial or residential property it or its directors own. Residential security for a business purpose goes to a different set of lenders, often on a second charge, with directors' guarantees.
Commercial bridging lenders: who lends on what
There isn't one commercial bridging market. There are several types of lender with very different appetites, and sending the case to the right type first is usually the difference between a same-day decision and three weeks of declines.
Specialist bridging lenders
The core of the market. Widest appetite across offices, industrial, retail and semi-commercial, and fastest on standard cases.
Challenger and specialist banks
Sharper pricing on prime, let property at low LTV, but slower and stricter. Rarely right for vacant property or auction deadlines.
Private lenders and family offices
For genuinely unusual assets, distressed positions or very short deadlines. Higher pricing, more appetite and speed.
Sector specialists
Care homes, hotels, pubs, petrol stations and nurseries. They underwrite the business as well as the building. Generalist lenders usually decline these.
Second charge lenders
Equity release behind an existing commercial first charge. Combined LTV usually capped around 70%, and the first lender must consent.
Development lenders
Where the building is being converted or built out, a development facility can beat a bridge on cost and structure.
On a standard residential bridge, most lenders will quote and the rate separates them. On commercial, most will decline on asset type before rate comes up. Sending a care home to a generalist lender doesn't get you a worse rate. It gets you nothing. We match the asset to the right lender first, which is why most commercial decisions in principle come back the same day.
Commercial valuations: what lenders need
Commercial valuations are more involved than residential and take longer. On most cases the valuation, not the credit decision, sets the timetable.
Desktop valuation
For some straightforward commercial and semi-commercial property with good comparable evidence. Lower upfront cost. See desktop valuation bridging.
Fastest: 1 to 3 daysFull RICS commercial valuation
Needed on most cases. A commercial valuer inspects and reports on rent, yield, tenant strength, comparables, location, condition and EPC.
Most common: 5 to 10 working daysSpecialist operational valuation
For trading property such as care homes, hotels, pubs and petrol stations, valued on trading performance, occupancy and regulation.
Specialist: 2 to 4 weeksWhat commercial valuers look at
- Rent: actual rent against the estimated rental value on vacant or under-let property
- Yield: lower on prime property, higher on secondary or riskier assets
- Tenant strength: the tenant's financial standing
- Lease length: longer unexpired leases support higher values, and break clauses reduce them
- Location: transport, occupier demand and local evidence
- EPC: at least an E is needed to let commercial property
- Condition: structure, obsolescence and any spending needed
How to apply: same-day decision in principle
Most commercial bridges complete in 1 to 3 weeks. The valuation and legals set the pace, so we instruct both on day one and run them alongside underwriting.
Decision in principle and lender choice
We look at the asset, tenancy, LTV, exit and you, pick the right lender for that property, and issue a DIP with rate, LTV, valuation route and timescale.
Valuation and legals together
Valuer and solicitors instructed at the same time. Desktop in 1 to 3 days where the asset qualifies, full RICS in 5 to 10 working days, specialist in 2 to 4 weeks.
Formal offer
Once the valuation and initial legal review are done. We handle the underwriting questions directly.
Completion and exit planning
Funds released on legal completion. We start the term loan application at or before completion to give your exit the longest runway.
Send these for a same-day DIP
- Address and whether it's commercial or semi-commercial
- Value, and the price if buying
- Tenancy: fully let, part-let or vacant
- Rent roll and lease terms if let
- Loan amount, term and exit, with evidence
Also helpful
- Works scope and budget, if any
- Borrower: individual, company or SPV
- EPC rating
- Floor areas and access, if mixed-use
Exit strategies for commercial bridging
The exit is the most closely checked part of any commercial case. A credible, evidenced exit improves your rate and protects you from an expensive extension if things take longer.
Refinance to a commercial mortgage
The most common exit, once the property is let, compliant and producing income. Get an indicative term offer before the bridge completes, and allow 8 to 12 weeks for the mortgage.
Sale
For value-add and resell strategies. Bring comparables, agent appraisals and a realistic marketing period. Commercial property takes longer to sell than residential.
Development finance or BTL refinance
For conversions, move onto a development facility or a residential mortgage once the work is done. Semi-commercial can exit onto bridge-to-let or BTL portfolio lending.
Commercial mortgages take 8 to 12 weeks, and the exit valuation alone can take 2 to 4. EPC works, planning conditions and lease talks often overrun. If you think the mortgage will take four months from completion, ask for seven. Extensions carry extra fees, so the buffer is cheaper upfront.
Who can get a commercial bridging loan?
It's mainly about the property and the exit. Vacant property and first-time commercial borrowers can both qualify with the right plan.
Borrower
Individuals, limited companies, LLPs, SPVs and partnerships. Owner-occupiers and investors, first-timers and experienced buyers. UK and non-UK nationals with specialist lenders. Adverse credit considered on strong cases.
Property
England, Scotland and Wales. Let, part-let or vacant. Standard, semi-commercial or specialist. Minimum value usually £150,000. EPC of at least E for lettable property.
Exit
Credible and achievable within the term. Indicative terms for a refinance, comparables for a sale, or planning and development finance in principle for a development exit.
Limited companies and SPVs
Most commercial bridging goes through a company or SPV, and new companies with no trading history are accepted. Directors usually give personal guarantees, so their credit matters too. Tell us the full company and director picture early. Late surprises here are one of the most common causes of delay.
Adverse credit
Bad credit doesn't rule you out. Satisfied CCJs, defaults, past arrears and discharged bankruptcy are regularly considered where the property is strong and the exit is credible. The main risk is a refinance exit, because your credit will matter to the term lender too.
Commercial bridging market notes
From cases on our own desk, last reviewed 14 August 2026.
Pricing
- Best semi-commercial pricing at 0.75% pm on let property at a conservative LTV
- Standard commercial still pricing between 0.85% and 1.25% pm
- Vacant retail at the top of the range
- Semi-commercial still reaching 75% LTV when classified correctly
Timescales
- Commercial valuer availability is the main bottleneck, not lender capacity
- Specialist operational valuations running to the top of the 2 to 4 week range
- Cases with valuation and legals instructed on day one still completing in 1 to 3 weeks
The practical point: instruct the valuer and solicitor the day the DIP is issued. If the property qualifies for a desktop or no valuation route, that one decision saves more days than anything else.
Commercial bridging case studies
Three recent completions showing how asset type, classification and exit planning drive the terms.
Retail to residential, Birmingham
A vacant retail unit (Class E) bought and converted to four flats under permitted development, confirmed before completion. £312,000 at 65% LTV and 0.99% pm over 14 months, with £185,000 of works in three stages. The flats sold within three months for £1,005,000, against £665,000 of purchase and works costs before finance costs.
£312,000, 65% LTV, 0.99% pmSemi-commercial refinance, Manchester
A shop with three flats above, with the development loan expiring in 18 days. The semi-commercial classification unlocked a desktop valuation on day 2 and better pricing. £590,000 at 67% LTV and 0.89% pm completed in 9 working days. A term mortgage repaid it in month 4.
£590,000, 67% LTV, 9 working daysIndustrial unit at auction, Leeds
A below-market, let industrial unit (3 years left on a 5-year lease, £42,000 a year). Lender chosen and solicitor instructed before the auction. £403,000 at 65% LTV and 0.92% pm, RICS valuation in 6 days, completed on day 19 of 28. A commercial mortgage followed in month 3 at a £620,000 valuation.
£403,000, 65% LTV, day 19 of 28More recent cases: 12-flat SPV portfolio, Hawick, distressed re-bridge, London and uninhabitable purchase, Monks Haven. See all case studies.
Commercial bridging loan FAQs
What is a commercial bridging loan?
Short-term finance secured on commercial or semi-commercial property, usually for 3 to 24 months. It's underwritten mainly on the property's value and your exit, not trading history, so it can complete in 1 to 3 weeks. It's used for fast purchases, refinancing expiring loans, auctions and property that isn't ready for a commercial mortgage.
What's the difference between commercial and semi-commercial bridging?
Commercial bridging is for property that's 100% non-residential, such as offices, warehouses and shops. Semi-commercial is for mixed-use buildings with a residential part, typically a shop with flats above. Both can reach 75% LTV, but semi-commercial gets there more often, with more lenders and rates from 0.75% a month, because the flats give the lender extra security.
What LTV can I get on commercial bridging?
Up to 75% on qualifying commercial and semi-commercial property. Secondary-location, vacant and specialist property is usually capped at 65%, and adverse credit cases at around 60%. The loan is based on the RICS value, or the purchase price if lower.
How fast can commercial bridging complete?
Most cases complete in 1 to 3 weeks. The valuation and legals set the pace: desktop valuations take 1 to 3 days, full RICS valuations 5 to 10 working days and specialist operational valuations 2 to 4 weeks. Instructing the valuer and solicitor on day one is the biggest time saver.
What are typical commercial bridging rates?
From 0.75% a month on the best semi-commercial cases. Most commercial cases price between 0.85% and 1.25% a month, depending on the asset, LTV, tenancy, location and exit. Specialist and adverse credit cases run higher, up to around 1.35% and 1.50%.
Can I get commercial bridging on a vacant property?
Yes. What matters is the exit. An empty shop being converted to flats, an empty office being refurbished and re-let, or a warehouse bought below value can all work with a credible plan. Vacant property usually prices higher and is capped at around 65% LTV.
What's the difference between commercial bridging and a commercial mortgage?
A commercial bridge completes in 1 to 3 weeks, lends on vacant or transitional property and needs no trading history, but costs more and runs for months. A commercial mortgage takes 8 to 12 weeks and needs a let, income-producing property and usually 2 to 3 years of accounts, but is cheaper long-term. Many investors bridge first, then refinance onto the mortgage.
What exit strategies work for commercial bridging?
Refinancing onto a commercial or semi-commercial mortgage once the property is let and stable, selling it, moving onto development finance once planning is granted, or a BTL refinance on the flats of a semi-commercial building. The exit must be achievable within the term, with time for the mortgage process.
How much deposit do I need for a commercial bridging loan?
Usually 25% on qualifying property at 75% LTV, and 35% to 40% on secondary, vacant or specialist property. If you own other property with enough equity, a second charge on it can fund up to 100% of the price, as long as total borrowing stays within the lender's limit.
Do I need a full RICS valuation?
On most commercial cases, yes. Straightforward commercial and semi-commercial property with good evidence may qualify for a desktop valuation in 1 to 3 days. Care homes, hotels, pubs and other operational property always need a specialist valuation.
Can I get commercial bridging with no valuation?
On a narrow set of cases, yes: standard, well-located property with good evidence at a conservative LTV. Semi-commercial buildings where the flats dominate are the most likely to qualify. See commercial no valuation bridging.
Which lenders will do 75% LTV on semi-commercial property?
Usually residential-led bridging lenders, broad specialist bridging lenders and some private lenders. The building matters more than the lender: residential floor area of 50% or more, self-contained flats with their own access, flats in habitable condition and an evidenced exit.
Can I roll up or retain the interest?
Yes, and most commercial borrowers do. Rolled interest is added to the loan and paid at the end. Retained interest is taken from the advance on day one. Either way there are no monthly payments, which helps while the property is empty or being worked on.
Can limited companies and SPVs use commercial bridging?
Yes, most commercial bridging is through a company, SPV, partnership or LLP, and new companies are accepted. Directors usually give personal guarantees, so their credit matters too.
Can I get commercial bridging with bad credit?
Often, yes. Satisfied CCJs, defaults, past arrears and discharged bankruptcy are regularly considered where the property is strong and the exit is credible. Expect up to around 60% LTV and rates from about 1.10% a month.
Are commercial bridging loans regulated?
Generally no. Loans secured on commercial property or taken for business or investment purposes fall outside FCA mortgage rules. If you or your family live, or will live, in any part of the building, the loan may be regulated, so tell us at the start. See regulated bridging loans.
Is a business bridging loan the same as a commercial bridging loan?
Largely, yes. "Commercial bridging" usually describes the security, a commercial or mixed-use property. "Business bridging" usually describes the purpose, a business raising short-term money, which can be secured on commercial or residential property.
Can I get a bridging loan to cover VAT on a commercial purchase?
Yes. Where the seller has opted to tax, 20% VAT is due on completion and reclaimed from HMRC one to four months later. A VAT bridge covers the gap, is repaid by the refund and is usually arranged with the main bridge. Raise it at the start.
What is the difference between an open and a closed commercial bridge?
A closed bridge has a fixed repayment date, usually an exchanged sale or approved term loan, and prices better. An open bridge has a credible plan but no fixed date, and costs more. The gap is wider on commercial than residential.
What are stepped commercial bridging rates?
Rates that start lower and rise in later months of the same loan. Compare total interest over your realistic term. They can beat a flat rate when your exit is certain and early, and usually lose when it isn't.
What is the minimum and maximum commercial bridging loan?
From £100,000 to £25 million and above, with larger loans considered. Below £100,000 is possible with fewer lenders, but the fixed valuation and legal costs make up a big share of the total, so check the numbers first.
Who wrote this page
Harry Baker
Harry holds an MSc in Real Estate & Finance from the University of Reading. He arranges commercial and semi-commercial bridging for investors and businesses across England, Scotland and Wales.
- Team transacted
- £500m+
- Lender panel
- 50+
How we compiled the figures
Rates, LTVs and costs reflect commercial cases placed through our lender panel and are reviewed monthly. Every case is priced individually by the lender.
Related bridging products
Each product page has its own criteria and rates.
Get your commercial terms today
Send the address, the asset type, the tenancy, the loan, the term and your exit. We'll confirm the same day whether it works, the right LTV and rate band, the fastest valuation route and the right lender for that property. No upfront fees.
Your property may be repossessed if you do not keep up repayments on a loan secured on it. All commercial bridging applications are subject to underwriting, valuation, legal due diligence and exit assessment. Figures are indicative, based on our lender panel in October 2026. Aura Capital is a trading name of Chammosair Limited, registered in England & Wales, company no. 15786496. Aura Capital is a broker, not a lender, and is not authorised or regulated by the Financial Conduct Authority. We do not arrange regulated loans or give financial advice.