Commercial Bridging Loan Case Study - £401k Refinance at 67% LTV
Aura Capital structured a £401,000 commercial bridging loan to refinance a multi-let office in Dundee city centre. The transaction required repayment of an existing facility including an early repayment charge, alongside a full ownership restructure into a newly formed SPV.
The Situation
An experienced property investor required a refinance of a multi-let commercial office building in Dundee city centre. The asset benefited from a strong location and an established tenant profile, but the transaction itself involved more than a straightforward refinance.
The borrower needed to exit an existing lender, including repayment of an early repayment charge, while simultaneously restructuring ownership into a newly formed SPV. This introduced additional complexity and required the case to be packaged around both the asset quality and the borrower’s wider strategy.
Timing and execution were critical. The deal needed to be structured in a way that aligned all moving parts - refinance, restructuring, and future positioning - without unnecessary friction.
What Is Commercial Bridging Finance?
Commercial bridging finance is short-term lending used to refinance, acquire, or reposition investment property ahead of a longer-term exit such as refinance or sale.
For multi-let commercial assets, lenders assess more than just the headline value. Tenant mix, income stability, asset location, and borrower experience all play a role in underwriting decisions.
Where ownership structures are changing - such as transferring into an SPV - bridging finance provides the flexibility to complete the transition before moving onto longer-term funding.
How Aura Capital Structured the Deal
Aura Capital arranged a £401,000 first charge commercial bridging facility at 67% loan-to-value over a 12-month term, tailored to the borrower’s refinance and restructuring requirements.
This was a coordinated transaction. The refinance, early repayment charge settlement, and SPV restructure all had to be completed within a single funding event, requiring alignment between all parties from the outset.
The key was positioning the asset correctly. The multi-let office, located in Dundee city centre, provided a stable income profile supported by strong local demand. Combined with the borrower’s extensive track record, this allowed the deal to be assessed on a fully commercial basis.
Clear communication and structured execution ensured the transaction progressed efficiently through to completion.
The Numbers
| Asset | Multi-let commercial office |
| Location | Dundee city centre |
| Loan amount | £401,000 |
| Loan to value | 67% |
| Term | 12 months |
| Purpose | Refinance and ownership restructure |
| Ownership | Transferred into newly formed SPV |
| Existing facility | Redeemed with early repayment charge |
| Borrower profile | Experienced investor with a long-term track record |
| Exit strategy | Refinance or sale |
Why This Case Worked
This case worked because the structure reflected the reality of the transaction. The borrower was not simply refinancing - they were repositioning the asset within a new ownership structure.
Multi-let commercial assets can fall outside standard lending criteria if not presented correctly. Here, the strength of the asset, combined with the borrower’s experience, allowed the deal to be assessed on its merits rather than rigid criteria.
Execution was equally important. Coordinating multiple moving parts within a single transaction requires clarity, timing, and lender alignment. Aura Capital managed that process to deliver a clean outcome.
The result was a completed refinance at 67% LTV, giving the borrower flexibility and control over the next stage of their investment strategy.
As Featured In
This transaction was featured by industry publications including Bridging Soup and Cherry plc.
The coverage confirmed the £401,000 commercial bridging facility, the 67% loan-to-value position, and Aura Capital’s role in arranging the refinance of the Dundee multi-let office asset.
Products Used in This Case
This transaction sits within Aura Capital’s commercial bridging loans offering and reflects the same structured approach used across more complex refinance scenarios.
Where a borrower is refinancing a commercial asset, restructuring ownership, or dealing with lender exit costs, the key is structuring the transaction correctly from day one. Where timing, valuation approach or process flexibility matters, related routes such as commercial no valuation bridging, desktop valuation bridging and AVM bridging loans may also be relevant depending on the asset and lender appetite.
Need to Refinance a Commercial Property?
If you are refinancing a multi-let asset or restructuring into an SPV, Aura Capital can structure a facility around your requirements and timeline.
Explore Commercial Bridging Loans