Replace Your Bridge — Before The Clock Runs Out

A re-bridge loan (also called a refinance bridging loan) is simply a new bridging loan taken out to repay an existing bridging loan before or at its maturity date. The structure is identical to a standard bridge — short-term, secured against property, interest rolled up or retained, repaid at exit — but the purpose is specifically to replace a loan that hasn't yet reached its planned exit rather than to fund a new purchase.

The key additional requirement is a new, updated exit strategy. Lenders know why you're re-bridging (your original exit didn't complete) and need to be satisfied that the new plan is realistic and achievable within the new term.

The ideal window is 8–12 weeks before maturity. This gives enough time to explore the full market, obtain a valuation, complete legal work, and achieve a seamless transition without any gap between the old and new facility. The closer you get to maturity, the fewer lenders are willing to engage and the faster the timeline needs to be compressed — typically meaning a higher rate.

If you're already past maturity or in default, contact us immediately. We can still act — but time is the most critical variable. Don't delay further by trying to resolve it through your current lender first.

Re-bridge loan rates in 2026 start from 0.49% per month for proactive, low-LTV cases with strong exits on standard residential security. Most re-bridge cases price between 0.65%–1.10% per month depending on LTV, exit clarity, property type, and urgency. Default rescue re-bridges or complex assets typically attract rates of 0.95%–1.50% per month.

Rates are generally similar to — or marginally above — a first-time bridge, reflecting additional underwriting scrutiny on the reason for re-bridging. However, a proactive re-bridge at lower LTV (because property value has increased) can achieve materially better rates than the original facility.

Yes — this is one of the most useful features of re-bridging. If the property value has increased since the original loan, your equity position has improved, or the LTV allows for a larger facility, the new loan can be structured to be larger than the redemption amount. The surplus is released to you on completion — available to fund remaining works, cover costs, or deploy into other projects.

The new loan still needs to stay within the lender's maximum LTV (typically 70–75%) and the surplus release needs a justification that lenders are comfortable with — completing outstanding works is the most straightforward.

It depends on the specific terms available. An extension with your existing lender is faster and cheaper in legal costs — but extension rates are often higher than market, and the term usually limited to 3–6 months. A full re-bridge to a new lender gives you access to whole-of-market rates, longer terms (up to 18–24 months), and the ability to release equity — but involves a new valuation and legal costs.

We always run both comparisons before recommending a route. The decision typically comes down to: how long do you need, what's the rate difference, and whether you can raise what you need within the extension terms. In most cases where 6+ months is needed, a full re-bridge is more cost-effective than a series of short extensions.

Yes — and you should act immediately if this is your situation. Being in default does not close the re-bridge market, particularly where the property has meaningful equity over the outstanding balance. Specialist lenders actively target default rescue situations because they represent an opportunity to lend on well-secured assets.

The critical factors are: enough equity to cover the redemption amount (including accrued default interest), a credible new exit plan, and borrower cooperation and transparency. The longer you wait in default, the more the accruing default interest erodes your equity — reducing your options and potentially the feasibility of a re-bridge. Contact us today if you are in this position.

A proactive re-bridge with good documentation typically completes in 7–14 working days. The timeline breaks down as: valuation (1–5 days depending on route), underwriting and formal offer (1–3 days), and legal completion (3–5 days). The fastest completions use AVM or desktop valuation, have a pre-instructed solicitor, and have the redemption statement from the existing lender ready from day one.

In urgent default situations, we have completed re-bridges in as few as 5 working days. This requires everything to run in parallel — valuation, underwriting, and legal work — and is only possible with the right lender and a very clean case.

In almost all cases, yes — the new lender needs an independent view of the property value to underwrite the new facility. However, the type of valuation required varies. For standard residential assets, a desktop valuation or AVM is often acceptable and can complete in 1–2 days, significantly compressing the timeline. For complex assets, commercial property, or higher-risk cases, a full RICS inspection is typically required.

In some specialist no-valuation re-bridge situations — typically very low LTV cases with strong comparable evidence and experienced borrowers — a new formal valuation may not be required at all. We'll advise on the fastest viable route for your specific property.

Yes — multiple re-bridges are possible and do happen, particularly on complex development or planning-dependent projects where timelines are genuinely uncertain. Each re-bridge is assessed as a fresh application and requires a new, credible exit strategy. There is no hard limit on the number of times you can re-bridge the same asset.

However, lenders do consider the history. If a property has been re-bridged multiple times with no apparent progress towards the exit, lenders will scrutinise the exit plan more carefully and may require stronger evidence that this time the exit is realistic and achievable. Transparent communication about progress and the reason for each extension is essential.

A redemption statement is a formal document issued by your existing lender confirming the exact amount required to repay your loan in full on a specified date. It includes the outstanding principal, all rolled or retained interest to date, any exit fees, default interest (if applicable), and the lender's legal costs.

The new lender needs this figure to structure the re-bridge correctly — the new facility must be large enough to redeem the old one in full at the point of completion. Request this as early as possible — lenders typically take 3–5 business days to produce it, and the figure changes daily as interest accrues. Your solicitor will need an updated redemption statement close to completion day.