Land Bridging Loans UK — finance for all land types, with or without planning.

A land bridging loan is short-term, asset-backed finance secured against a plot of land. Lenders advance 50–70% of the current RICS-assessed open market value with terms of 1–24 months, repaid via a defined exit — sale of the land or refinance to development finance. Decisions are driven by land value, planning position, and exit strategy rather than income or affordability. Land bridging loans typically complete in 10–25 working days.

Land bridging loan: funds land purchase only · based on current land value · 6–18 months typical · completes in 10–25 days · exit via planning uplift sale or refinance to development finance.

Development finance: funds land and construction in one facility · based on Gross Development Value (GDV) · 12–24+ months · requires planning consent and professional team in place · staged drawdowns released against construction milestones and monitored by a lender-appointed project monitor. Arrangement takes 2–4 weeks.

Typical sequence: land bridging loan (acquire site, achieve planning) → development finance (fund construction) → sales or long-term refinance repays the development facility.

Specialist land bridging lenders can consider: residential development land (consented or unplanned), agricultural and paddock land, brownfield and former industrial sites, greenfield land, greenbelt and strategic land, commercial and mixed-use land, self-build plots, garden plots, ransom strips, infill sites, woodland, and car parks. Coverage extends across England, Scotland, and Wales.

Each land type carries different risk characteristics and is priced and structured accordingly. The most important factors across all types are: planning position, legal access and title quality, buyer pool depth (liquidity), and exit credibility.

Yes — land bridging without planning is available, though terms are more conservative. Most specialist lenders will advance up to 55–60% of current open market value (not hope value) and require: a clear planning rationale backed by precedent or pre-application evidence, a realistic timeline to consent or sale, and a credible evidenced exit strategy.

Some specialist lenders also offer GDV-based underwriting — lending against 60–70% of the projected gross development value assuming planning is achieved. This can significantly increase the available loan amount. Ask our team whether your site qualifies for this structure.

Yes. Outline planning permission (OPP) improves lender appetite compared to no planning, but lenders still scrutinise the route and timeline to reserved matters, any conditions attached to the OPP, deliverability (access, services, S106/CIL), and the viability of the exit strategy post-reserved matters. Outline consent with a clear, short path to reserved matters can support up to 65% LTV on suitable sites.

Planning uplift bridging is a strategy where you use a land bridging loan to acquire and hold a site while improving the planning position, then exit at the enhanced post-consent value via sale or refinance to development finance. Works best when: the planning thesis is evidence-led with nearby precedents; the loan term is aligned to the realistic planning timeline with contingency; access and title are clean; and comparable consented land sales evidence the exit value.

Hope value is the premium above existing use value that reflects the possibility of future planning permission. Most lenders do not lend against hope value — they anchor the loan to the RICS-assessed current open market value. However, a small number of specialist land lenders will consider hope value as secondary comfort where: the planning case is evidence-led, the borrower is an experienced developer, the loan is structured conservatively against current use value, and a clear exit via sale or development finance is documented. GDV-based underwriting (lending against a percentage of projected development value assuming planning) is available from select lenders on strong sites.

Yes, allocated land (identified for development in an adopted or emerging local plan) typically improves lender appetite significantly compared to unallocated land without planning. Lenders still want to see evidence of: deliverability (access, services, lack of major constraints), the allocation's status in the plan (adopted vs. emerging), the borrower's development experience, and a credible exit strategy with comparable evidence.

Land bridging loan rates in the UK in 2026 range from 0.91% to 1.65% per month depending on land type and planning status:

• Residential with full planning permission: 0.91–1.2% per month (up to 70% LTV)
• Residential with outline planning: 0.99–1.2% per month (up to 65% LTV)
• Residential without planning: 1.10–1.5% per month (up to 60% LTV)
• Agricultural land: 1.10–1.65% per month (up to 55% LTV)
• Commercial/mixed-use land: 0.95–1.45% per month (up to 65% LTV)
• Greenbelt/strategic land: 1.25–1.65% per month (up to 50% LTV)

Our average client rate is below the market average. We guide every client on how to structure their deal to minimise costs.

Maximum LTV by land type: residential with full planning permission (up to 70%); residential without planning (up to 60%); agricultural land (up to 55%); commercial/mixed-use land (up to 65%); greenbelt/strategic land (up to 50%). GDV-based underwriting (60–70% of projected gross development value) may be available for experienced developers on sites with strong planning prospects, potentially increasing the loan amount significantly relative to current land value.

100% funding is available in some cases where additional property security is provided (cross-collateralisation), enabling borrowers to bridge without equity contribution from the land itself.

No — we operate with no commitment agreements and zero upfront broker fees. Costs to budget for: lender arrangement fee (1.5–2%, deducted at drawdown), RICS valuation fee (£800–£3,500+ depending on site complexity), legal fees for both solicitors (borrower and lender), and any search costs. All costs are fully transparent and disclosed before you proceed. No hidden charges, no surprises at completion.

Yes. Three structures are available: Rolled-up interest — accrues monthly and is repaid at exit with the loan capital. Maximises your day-one net advance and protects monthly cashflow while planning progresses. Most common for land bridging. Retained interest — the lender deducts the full term's interest upfront from the advance. Reduces net proceeds but simplifies cashflow. Most lenders rebate unused months on early repayment. Monthly serviced — interest paid each month as it accrues. Maximises your day-one net advance but requires monthly cashflow capacity.

Land bridging loans are available from £50,000 to £5m+ through Aura Capital. Speed by loan size: loans up to £300,000 can be completed in as little as 3 working days using desktop valuation on eligible sites. Loans up to £750,000 typically complete in 7–10 working days. Loans above £750,000 typically require a full RICS inspection and complete in 14–25 working days depending on site complexity.

Speed by loan size and valuation route: up to £300,000 from 3 working days; up to £750,000 in 7–10 working days; larger loans in 14–25 working days. Same-day DIP available. The main speed levers are: desktop or AVM valuation (faster than full RICS inspection); title and legal documents shared immediately; proactive specialist land solicitor already instructed; OS/boundary plan and access evidence ready on day one.

Yes — auction land is one of our most common use cases and we regularly complete within 28-day traditional auction deadlines. Critical preparation: instruct a specialist land solicitor and obtain a legal pack review before bidding. Get a DIP confirmed before auction day. Confirm access, title, and any overage/constraint issues before the hammer falls. See our auction bridging finance guide for the full checklist.

Full no-valuation land bridging is rare — most specialist land lenders require at least a desktop valuation given the variability of land values. Desktop valuation (1–2 days) is achievable on eligible simple residential plots in established markets at sub-55% LTV. See our desktop valuation bridging and no-valuation bridging pages for the full range of valuation options.

Term extensions are available from most lenders — typically at a similar rate with an extension fee. If your original lender cannot extend on acceptable terms, re-bridging to a new lender is an option. The key is staying ahead of deadlines: contact your broker as soon as you see a delay emerging — not when the loan is two weeks from maturity. Early communication maximises your options and avoids default risk. A re-bridge can add months to your runway cost-effectively.

A ransom strip is land — often a road frontage, access track, or narrow corridor — controlled by a third party who can restrict or charge for access. It is a major underwriting issue because it can block deliverability and exit entirely. Lenders require legal access confirmed and documented before completion. If a ransom strip exists, a formal access agreement, option to purchase, or documented rights of way must be in place before the loan can proceed.

Overage is a contractual obligation to pay a portion of any uplift in value to the previous owner on a future sale or planning event. Common on land bought from original landowners who want to retain a share of planning gain. It is acceptable to most lenders provided it is clearly drafted, the liability is quantified, and it does not materially undermine the exit strategy. Poorly drafted or open-ended overage obligations can delay or prevent completion.

Yes — physical constraints directly affect both valuation and exit certainty, which in turn affects rate and LTV. Flood zone 3 designation reduces buyer depth and viability. Contamination (particularly on brownfield sites) requires Phase 1/Phase 2 environmental investigations and potentially remediation cost estimates before most lenders will commit. Ecology constraints (protected species, habitat surveys) can affect planning timeline. Disclosing these early in your application allows the lender to price appropriately and avoids post-valuation surprises.

Not always. Where covenants are benign or can be insured around, they may not be a barrier. Covenant indemnity insurance is widely available (typically within 1–3 days and costing £300–£1,500+) and can resolve historical covenant issues quickly. Where covenants fundamentally restrict the intended use or limit exit options, they need to be resolved before completion — either via insurance, release from the beneficiary, or modification.

Yes — the majority of UK land bridging transactions are structured through corporate entities. UK limited companies, LLPs, newly incorporated SPVs, offshore holding companies, and trusts are all accepted by specialist lenders (some with additional due diligence). For newly incorporated SPVs, most lenders require personal guarantees from directors with significant ownership, proof of financial standing, and a clear business plan for the land.

Yes. Specialist lenders focus primarily on land value and exit strategy. Satisfied CCJs, discharged bankruptcy, late payments, and historical defaults are often acceptable. See our bad credit bridging loans guide for a full breakdown. Impact on terms: lower max LTV (50–55%), higher rates (additional 0.2–0.4% per month), and stronger exit evidence required. Active bankruptcy, current mortgage arrears, or fraud history significantly limits options.

Yes, subject to additional KYC/AML due diligence. Foreign nationals owning land in England, Scotland, or Wales through a UK registered company are generally acceptable to specialist lenders. UK ex-pats borrowing against UK land assets are also considered. Enhanced due diligence requirements, additional legal checks, and slightly higher rates typically apply. Contact our team to discuss your specific situation.

Second charge land bridging is possible in some cases, though it is less common than first charge. It is most viable where the first charge lender's consent can be obtained and there is sufficient equity in the land to support both charges. Equitable charge structures — where a full legal charge is being registered but not yet completed — are also possible in limited time-critical circumstances. See our second charge bridging loans and equitable charge bridging loans guides.

Our team has 15+ years of combined specialist finance experience, including underwriting and credit roles at direct lenders. We go direct to 50+ specialist lenders — no master brokers, no networks, no added fees. This means access to a wider lender market (including private capital and family offices not accessible direct), faster decisions, and better terms than most borrowers can achieve independently. Over five years our team has transacted £500m+ in bridging and development finance, with a significant proportion in land.