Land Bridging Loans
A Guide to Bridging Land with or without planning permission
LTV
65%
Rates From
0.90%
Loans from
£75k-£10m
Land Bridging Finance 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 finance covers agricultural land, brownfield sites, greenbelt opportunities, and planning gain scenarios across England, Scotland, and Wales.
Types of Land we Finance
- Agricultural land
- Brownfield land
- Greenbelt land (with caveats)
- Greenfield land
- Land with outline planning
- Land with full planning
- Strategic land / land banking
- Auction land
Land Bridging Loan Calculator
Use our free bridging loan calculator to estimate LTV, interest, fees and total cost. Designed for UK property investors and developers.
Land Bridging Loan Calculator
Calculate your loan amount and total costs
Aura Capital Loan Breakdown
Land Bridging Loans With and Without Planning Permission
Land bridging finance is most commonly used to secure sites before or during the planning process, where mainstream lenders and Banks are unwilling to lend. Aura Capital arranges land bridging loans across the full planning spectrum, structured around the current land value, planning status and a clear exit strategy.
Land Bridging Loans With Planning Permission
Where outline or full planning consent is already in place, land bridging finance can be used to:
Acquire consented land quickly
Refinance existing land debt
Bridge into development finance
Release capital ahead of construction start
Planning permission often allows for stronger leverage, pricing and lender appetite, particularly where a clear transition to development finance is identified from day one.
Land Bridging Loans Without Planning Permission
We regularly fund land with no planning consent, where value is driven by location, comparable sales and future development potential rather than immediate buildability.
Typical use cases include:
Purchasing land ahead of a planning application
Securing strategic land at auction
Bridging land held pending planning uplift
Refinancing land to fund professional and planning costs
Loan structures are underwritten conservatively against existing land value, with exits typically via sale or refinance once planning is achieved.
Land Bridging vs Development Finance
Choosing the right funding structure for land is critical. Land bridging loans are often confused with development finance, but each product serves a very different purpose depending on planning status, timing and exit strategy.
Land with Planning vs Land without Planning vs Development Finance
| Bridging Product | Land - With Planning | Land – Without Planning | Development Finance |
|---|---|---|---|
| Primary Use | Acquire or refinance consented land | Secure land pre-planning | Fund construction |
| Planning Status | Outline or full planning required | No planning required | Planning required |
| Speed to Completion | 5-10 working days | 5-10 working days | 6-12+ weeks |
| Typical Loan Term | 6-18 months | 6-18 months | 6-18 months |
| Loan-to-Value (LTV) | Up to 65% of current land value | Up to 50–60% of current land value | Based on GDV and cost-to-complete |
| Valuation | Current land value with planning | Existing land value only | Existing value, GDV & build costs |
| Funds for Build Costs | ✗ No | ✗ No | ✓ Yes (staged drawdowns) |
| Typical Exit Strategy | Development finance | Sale or Development finance | Sale of individual units |
What Is a Land Bridging Loan?
A land bridging loan is a short-term facility secured against land. It is designed to help borrowers:
Purchase land quickly
Refinance existing land debt
Secure strategic land before planning is achieved
Bridge until development finance is ready
Release equity tied up in a site
Land bridging loans are typically used when speed matters, planning is still in progress, or when mainstream lenders are unable to lend until later stages of the project or due to lack of income from the property or the borrower.
Why Land Bridging Loans Are Popular
Land bridging is often used when traditional lenders cannot move fast enough. Common benefits include:
Speed – ideal for auction purchases and 28-day deadlines
Higher leverage compared to private investors or banks
Flexibility – lenders will consider sites with no planning
No need to wait for planning consent before securing the site
Capital release – borrowers can raise funds for planning fees, early works, legal costs, or other projects
For borrowers and brokers, that usually means:
Faster credit decisions
Funding based on current land value rather than full planning
Reduced delays around planning uncertainty
Deals completing within tight timeframes
Land With No Planning Permission
We are able to bridging land with or without planning and can structure funding on sites at any stage of the planning cycle. Whether the land has full consent, outline permission or no planning at all, we are able to secure competitive terms and fast completions from specialist lenders who only work with selected introducers.
Aura Capital has arranged funding for a wide range of land scenarios, including:
Auction purchases with 28-day deadlines
Strategic land acquisitions ahead of planning uplift
Sites awaiting planning where value will increase once consent is secured
Refinancing expiring land debt to avoid costly extensions or enforcement
Equity release against owned land to fund planning, early works or new acquisitions
Land assembly for larger developments, combining multiple titles into one project
Land With Planning Permission
Where planning is already in place, bridging lenders can often:
Offer higher leverage
Move faster (no planning risk to assess)
Provide more competitive terms
Common scenarios include:
Completing the purchase before development finance is finalised
Refinancing after planning uplift
Raising capital for professional fees, pre-commencement costs, or enabling works
Frequently asked questions
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A land bridging loan is a short term loan secured against land. It is used to fund purchases, refinance existing land debt, or release equity while a longer term exit such as development finance, sale, or refinance is arranged.
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Yes. Land without planning, outline planning, or full planning can all be funded. For land with no planning approval, lenders typically want strong existing use value, a sensible purchase price, a clear planning strategy, and a realistic exit.
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Most cases complete within a few weeks. Auction purchases with 28-day deadlines are common, and lenders and solicitors are used to working quickly.
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Terms usually range from 6 to 18 months, depending on the planning timeline, the chosen exit, and whether development finance will follow.
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Land bridging loans can be used for auction purchases, strategic land acquisitions, sites awaiting planning, refinancing expiring land loans, equity release, and land assembly for larger schemes.
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Developers, investors, and landowners who need to secure sites quickly, fund pre-planning work, or refinance existing facilities. International buyers also use land bridging loans when they require fast decisions.
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Common exits include refinancing onto development finance when planning is achieved, refinancing onto longer term debt if the land generates income, or selling the land after planning uplift.
