Commercial mortgages
£1m to £100mOwner-occupied, investment and semi-commercial property.
- Pricing
- From 1% over Bank Rate (3.75%), by product and structure
- Loan to value
- Up to 75%
- Term
- Up to 25 years
Real estate finance
Commercial mortgages and property finance, £1m to £100m
Finance for any form of property transaction: commercial mortgages from 1% over Bank Rate, bridging from 0.69% a month, development finance to 90% of costs and portfolio finance, sourced from 220+ specialist property lenders. Indicative terms usually the same day.
No credit search and no upfront fee.
- facility sizes
- £1m to £100mfacility sizes
- over Bank Rate on commercial mortgages
- From 1%over Bank Rate on commercial mortgages
- a month on bridging
- From 0.69%a month on bridging
- of development costs with mezzanine
- Up to 90%of development costs with mezzanine
What we arrange
Finance for every kind of property deal
Sizes, leverage and pricing we arrange today, as maximums and starting points. Bank Rate is currently 3.75%, and every deal is priced on its own merits.
Bridging finance
£1m to £100mFast purchases, auctions, refurbishment and timing gaps.
- Pricing
- From 0.69% a month
- Loan to value
- Up to 100% with additional security
- Term
- 1 to 24 months
Development finance
£5m to £350mGround-up, conversion and heavy refurbishment schemes.
- Senior debt
- Up to 72.5% of gross development value
- Loan to cost
- Up to 90% with mezzanine
- Term
- 12 to 36 months
Investment and portfolio finance
£1m to £100mRefinancing and growing residential and commercial portfolios.
- Loan to value
- Up to 75%
- Structure
- Single facility across the portfolio
- Term
- Up to 25 years
Worked example
£9.9m of development finance on a £16m scheme
Capital stackIllustrative
- Gross development value, 28 apartments
- £16.0m
- Total costs: land £3.0m, build £7.2m, fees and contingency £0.8m
- £11.0m
- Senior development loan at 75% of costs
- £8.25m
- Mezzanine taking funding to 90% of costs
- £1.65m
£9.9m funded, 62% of GDV, with £1.1m of the developer's own cash
The senior loan is drawn in stages as the build progresses, against a monitoring surveyor's sign-off, so interest only runs on what has been spent. The mezzanine lender sits behind it and cuts the developer's equity to a tenth of costs.
At 62% of gross development value the stack stays well inside the 72.5% senior limit. On completion, unsold units can move onto a bridge or an investment facility at up to 75% loan to value while sales finish.
Illustrative figures. Leverage and pricing depend on the scheme, planning, the build contract, the developer's experience and independent valuations.
Property types
Property types we finance
Residential development is our biggest area, but we cover the full range, from single commercial assets to large mixed-use schemes and portfolios.
- Residential developmentHouses, apartments and conversions
- Residential investmentPortfolios, blocks and build to rent
- HMO and multi-unitLarge HMOs, multi-unit blocks
- OfficesTown centre and business parks
- RetailHigh street and retail parks
- Industrial and warehouseLight and heavy industrial, storage
- Hotels and leisureHotels, pubs, restaurants, gyms
- Care and healthcareCare homes, clinics, nurseries
Calculator
How much could you borrow?
An indicative range for a commercial mortgage, investment loan or bridge, based on typical loan to value ratios.
£2,000,000
- Typical borrowing
- £1,200,000 to £1,500,000
- Your deposit or equity
- £500,000 to £800,000
- Interest-only a month (indicative)
- £6,875
Illustrative only, at 60% to 75% loan to value and around 5.50% a year, from 1% over Bank Rate (4.75% today), depending on product and structure. Real estate facilities run from £1m to £100m. It is not an offer of finance.
Why GBF
Why property investors and developers use us
Many brokers work from a panel of 20 to 30 lenders. We have 220+ specialist property lenders, including specialist banks, challenger lenders and private credit funds, so we find the best structure for your project, not just the easiest deal to place.
Most specialist property lenders only deal through brokers. We structure your application correctly from the start, negotiate on price and manage the lender, valuer and solicitors through to completion.
- Indicative terms usually the same day
- Senior debt, mezzanine and joint venture structures
- SPVs, LLPs, trusts and offshore companies welcome
- First-time developers considered
- One funding manager from brief to completion
How it works
From brief to terms, fast
No long forms and no upfront costs. A straightforward conversation and terms back to you, usually the same day.
- 15 minutes
Brief us
Tell us about the property, what you want to achieve and your timescale. A call or your client account is all it takes.
- 2Same day
We search the market
Your funding manager reviews 220+ specialist lenders for the most competitive options for your scheme.
- 3Same day to 48 hours
Indicative terms
Terms from shortlisted lenders, compared side by side. You choose the best fit and we handle the rest.
- 41 to 8 weeks
We drive to completion
We manage the lender, solicitors and valuers to keep your deal on track, from offer to funds.
Client stories
What our property clients say
Worked with GBF on multiple ground-up developments. They always secured us market-leading rates from lenders that suit our style. An exceptional broker.
Used GBF for a bridging loan on an auction purchase. We had to move fast and they turned around terms the same day. Completed in under three weeks. Would definitely use again.
We needed a commercial mortgage on a mixed-use block and two other brokers said it was too complex. GBF came back with three options within 48 hours and we completed six weeks later.
Alongside property finance
Related facilities we arrange
Property often sits within a wider funding need. We arrange these alongside real estate finance, or on their own.
Portfolio landlords
Whole-portfolio refinancing and equity release on one facility.
£1m to £100m
Learn moreBusiness loans
Term loans, revolving credit and Growth Guarantee Scheme lending.
£200k to £100m
Learn moreAsset based lending
Owner-occupied property inside one revolving facility with receivables and stock.
£2m to £120m
Learn moreDebt advisory and transactions
Acquisitions, MBOs and MBIs, refinancing, recapitalisations and growth capital.
£200k to £350m
Learn moreUnderstanding property finance in the UK
Property finance covers any lending secured on property, from short-term bridging loans to long-term commercial mortgages. We arrange it from £1 million to £100 million. Unlike a homeowner's mortgage, most property finance for investors, developers and businesses sits outside FCA regulation, which gives lenders more flexibility on structure, speed and appetite.
Commercial mortgages
Long-term lending over up to 25 years for businesses buying their own premises and investors building portfolios: offices, retail, industrial, residential blocks, HMOs and mixed-use property. Pricing starts from 1% over Bank Rate (3.75%), depending on the product and structure, at up to 75% loan to value. Lenders assess the property, the rent or trading income that services the loan, and your experience.
Bridging finance
A short-term loan of 1 to 24 months, priced from 0.69% a month, to bridge a gap: an auction purchase, a chain break or a refurbishment before refinancing onto a longer-term product or selling. Bridging is arranged at speed and can complete in 5 to 10 working days.
Development finance
Funding for ground-up builds and complex conversions, released in stages as work progresses and assessed against the gross development value (GDV) of the finished scheme. Senior lenders fund up to 72.5% of GDV, and with mezzanine total funding can reach up to 90% of costs, over terms of 12 to 36 months.
Investment and portfolio finance
Refinancing and growing residential and commercial portfolios on a single facility at up to 75% loan to value, over up to 25 years, with rental cover assessed across the whole portfolio.
What loan to value can I get?
Commercial mortgages and investment and portfolio finance go up to 75% loan to value. Bridging typically runs to 75%, and up to 100% with additional security such as another property. Development lenders work to loan to GDV and loan to cost limits: up to 72.5% of GDV on senior debt and up to 90% of costs with mezzanine.
Talk it through
Send us the property details and your timescale and we will come back with indicative terms, usually the same day.
FAQs
Property finance questions
What types of property finance do you arrange?
Any form of property transaction, from £1 million to £100 million: commercial mortgages (from 1% over Bank Rate, up to 75% loan to value, over up to 25 years), bridging finance (from 0.69% a month, 1 to 24 months, up to 100% loan to value with additional security), development finance (up to 72.5% of gross development value and up to 90% of costs with mezzanine) and investment and portfolio finance (up to 75% loan to value).
How much can I borrow?
We arrange real estate finance from £1 million to £100 million, across commercial mortgages, bridging, development and investment and portfolio finance. Larger and more complex schemes are often split between senior and mezzanine lenders, which we arrange together.
What deposit do I need for a commercial mortgage?
Commercial mortgages go up to 75% loan to value, so a deposit of 25% or more. Pricing starts from 1% over Bank Rate, depending on the product and structure. If you need to put in less, a bridge with additional security, such as another property, can fund up to 100% of the purchase before refinancing.
How quickly can I get indicative terms?
For bridging and commercial mortgages, usually the same day. Development finance takes 24 to 48 hours because the appraisal is more detailed. Bridging can complete in 5 to 10 working days; development facilities and commercial mortgages typically take four to eight weeks.
Do you work with first-time developers?
Yes. Several lenders consider first-time developers, particularly on smaller schemes and conversions. Expect lower leverage and closer project monitoring than an experienced developer would get, and we will be upfront about what is realistic.
Can I borrow through an SPV, LLP or offshore company?
Yes. We regularly arrange finance for special purpose vehicles, LLPs, holding companies and offshore entities. Most specialist lenders are comfortable with these structures, though some apply extra checks.
What is the difference between bridging and development finance?
Bridging is a single loan drawn at the start, for purchases, light refurbishment, auctions or chain breaks, repaid by a sale or refinance. Development finance is released in stages as building work progresses and is assessed against the finished value of the scheme.
Is property finance regulated by the FCA?
Most lending to investors, developers and businesses is unregulated, including bridging on investment property, development finance, buy-to-let and commercial mortgages. A mortgage is regulated where the borrower or a close family member will live in the property, and we do not arrange those.
What is mezzanine finance?
Mezzanine sits between the senior loan and your equity. Senior development lenders fund up to 72.5% of gross development value, and mezzanine can take total funding to up to 90% of costs, at a higher rate, so you put in less of your own cash.
Ready to fund your next property deal?
We will search 220+ specialist property lenders and come back with indicative terms, usually the same day, with no upfront fee.