Best Property Finance Lenders UK: Rates and LTV Compared
Octopus Real Estate leads on rate (0.70%/month unregulated); Glenhawk leads regulated at 0.61%/month with no exit fees. If you have adverse credit, MT Finance is the asset-based option — no credit scoring.
- Tide Funding Options compares bridging and property finance from multiple lenders.
- One application reaches specialist lenders without a hard credit search.
- Covers bridging, development finance, and commercial mortgages in one place.
Compare Top Property Finance Lenders
All Cards at a Glance
Compare key features side by side.
| Provider | Best For | Key Feature | Annual Fee | Action |
|---|---|---|---|---|
 | Property investors and developers wanting institutional bridging with no exit fees and second charge capability | Check provider | From 0.55%/month | View Deal → |
 | London-based investors needing regulated or unregulated bridging on commercial, mixed-use, or land with planning | Check provider | From 0.61%/month | View Deal → |
 | Borrowers with adverse credit, CCJs, or arrears who need asset-based bridging without credit scoring | Check provider | From 0.90%/month | View Deal → |
 | Professional property investors needing institutional bridging with multiple product tiers | Check provider | From 0.60%/month | View Deal → |
 | Property investors needing unregulated bridging on investment, commercial, or semi-commercial property with no exit fees | Check provider | From 0.64%/month flat | View Deal → |
 | Complex or non-standard commercial property cases that mainstream banks decline | Check provider | Higher than banks — flexibility premium | View Deal → |
Data verified May 2026. Monthly rates are indicative starting rates — your actual rate depends on LTV, security quality, and exit strategy. Always obtain a written quote before committing.
Octopus Bridging Loans
MT Finance Bridging Loans
LendInvest Bridging Loans
Funding 365 Bridging Finance
Together Commercial Finance
What Property Finance Covers
Property finance covers three main product types: bridging loans (1–18 months), development finance (ground-up builds or major refurbishments), and commercial mortgages (5–25 years, for owner-occupiers or investment buyers).
Most specialist lenders in this comparison focus on bridging and short-term finance. If you need a 12-month bridge while you refurbish and sell a property, these lenders are your market. If you need a 15-year commercial mortgage, you are looking at a different product and different providers.
We found that the clearest use case for the lenders on this page is time-critical transactions: auction purchases where you need funds in 7–14 days, chain breaks where the sale has collapsed, or refurbishment projects needing short-term capital before refinancing to a long-term product.
How Lenders Assess Property Finance Applications
Exit strategy is the first thing a specialist lender looks at — not your credit history. If you can’t explain specifically how you will repay the loan at the end of the term, most lenders will decline regardless of asset quality or LTV.
Your exit strategy should be one of: a confirmed sale (sale agreed, not just listed), a mortgage offer from a high-street lender, or a refinance with another specialist. “I plan to sell” is not a credible exit strategy. “Sale agreed, completion expected in 10 weeks” is.
LTV is the second factor we looked at. Most lenders in this comparison cap at 70–75% of open market value. If your property is worth £500,000 and you want to borrow £400,000, that is 80% LTV — above the standard maximum for most lenders here.
Property type affects appetite significantly. Standard residential properties are accepted by all lenders. Commercial, mixed-use, land with planning, and unusual titles narrow your options considerably — Together Commercial and Glenhawk both have explicit appetite here; others don’t.
How Much Property Finance Costs
Property finance costs more than long-term finance. On a £500,000 loan at 0.79%/month over 12 months, monthly interest alone is £3,950 — roughly £47,400 across the full term before any fees.
Add an arrangement fee of 1.5% (£7,500), legal costs on both sides (£2,000–£3,000), and a valuation fee (£500–£1,500). Your true total cost is closer to £58,000–£60,000 — well above what the headline monthly rate implies.
We compared lenders across total cost, not just monthly rate. Funding 365 charges no exit fees — a meaningful saving on shorter loans where the exit fee adds 1–2% of the loan amount.
MT Finance’s adverse credit pricing is higher than the institutional lenders. That’s the cost of flexibility when no standard lender will consider your application.
If you’re comparing two lenders at 0.79% and 0.85% respectively, the fee structure matters as much as the rate difference. We recommend getting a full cost illustration in writing from every lender before committing to one.
Which Lenders Accept Non-Standard Properties?
Non-standard properties — commercial units, mixed-use buildings, land with planning, unusual title — are accepted by some lenders and explicitly declined by others. We checked each lender’s appetite before including them in this comparison.
Glenhawk explicitly lends on commercial properties, mixed-use assets, and land with planning permission — areas where many regulated lenders stop short. Their minimum loan is £150,000 unregulated and £250,000 regulated.
Together Commercial is the broadest in appetite here: unusual ownership structures, shorter trading histories, and non-standard property types that mainstream banks decline outright. If your deal was turned down elsewhere, Together is worth a conversation — but you pay a rate premium for that flexibility.
If your property is standard residential and your credit history is clean, Octopus Real Estate or LendInvest will give you a sharper rate than Together or Glenhawk. We found that matching the lender to your transaction complexity — not just the headline rate — saves both time and money.
How to Choose the Right Property Finance Lender
Standard residential property, clean credit, documented exit: Octopus Real Estate or LendInvest give you the sharpest rate in this comparison. Apply directly or via a broker — both routes work and both lenders are accessible.
Commercial, mixed-use, or non-standard property: Glenhawk or Together Commercial are the right starting point. Expect a higher rate than the institutional lenders, but access to transactions they would decline.
Adverse credit — CCJs, arrears, previous defaults: MT Finance is explicitly asset-based and doesn’t credit-score. That breadth costs more in rate terms, but it opens the market when no other lender will consider your application.
If you’re unsure which lender suits your transaction, Tide Funding Options lets you compare multiple specialists without a hard credit search. We see it as a practical first step before you commit to a single lender and trigger a formal enquiry.
What is property finance and how does it differ from a mortgage?
Property finance is a broad term for short-term, specialist property lending — primarily bridging loans (1–18 months) and development finance. Unlike a traditional mortgage, it is designed for time-critical transactions, refurbishment projects, or properties that do not meet standard lending criteria. Repayment usually comes from a sale or refinancing.
How quickly can property finance be arranged?
Most specialist lenders in this comparison can approve within 24–48 hours and fund within 1–2 weeks for straightforward cases. Glenhawk offers dual legal representation to speed completion. Complex transactions — unusual property types, adverse credit — will take longer. If you need funds in under 7 days, confirm timeline directly with the lender before applying.
What LTV is available on property finance?
Standard maximum is 70–75% of the open market value. LendInvest can extend to 75% for eligible residential borrowers. MT Finance may consider higher LTV on a case-by-case basis. The higher the LTV, the higher the rate — lenders price for increased risk at the top of their range.
Can I get property finance with bad credit?
Yes, but your options narrow significantly. MT Finance is explicitly asset-based and does not credit-score — CCJs, arrears, and adverse credit are considered against the property value and exit strategy. Most institutional lenders (Octopus, LendInvest) prefer clean credit profiles and will assess adverse cases individually at higher rates.
Do I need a broker for property finance?
Not always — several lenders in this comparison accept direct applications. However, a broker who specialises in property finance can access products not available directly and can manage the legal and valuation process. For complex transactions, the fee is usually worth paying for the time saving and access it provides.
We compiled this guide by researching specialist property finance lenders, checking current rates, LTV limits, and property type appetite from each provider’s primary website. Selection reflects pricing, access, and overall suitability for typical UK property transactions. Verified in May 2026.
All product and pricing claims are sourced from providers’ primary websites and official documentation. Rates and fees change — confirm current terms with providers before applying.
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