No Personal Guarantees Gateway 2 Funding

Capital When You Need It

Business Finance

Name: bridging.fund
Address: The Hangar, Turton, BL7, GB
Telephone: +443302237872
Price range: £200k–£100m+

Not every bridging facility is about buying property. Sometimes your business needs short-term capital — for cash flow, acquisitions, tax payments, growth, or opportunities that can't wait. We arrange business bridging secured against commercial property, with decisions in hours and funding in days. No lengthy bank applications. No detailed business plans. Just flexible, short-term capital.

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£200k–£100m+

Loan Size

12 to 24 months

Typical Term

some lenders go to 36 months

Up to 70% LTV

Typical LTV

Key Features

What We Offer

Fast access to working capital

When your business needs cash now — not in 6 weeks — bridging against commercial property delivers in days.

No detailed business plan required

Unlike bank lending, bridging is asset-based. We focus on the property and the exit, not your P&L.

Acquisition and growth funding

Fund a business acquisition, buy out a partner, or invest in a time-sensitive opportunity secured against commercial property.

Tax and HMRC payments

Facing an unexpected tax bill or HMRC demand? Bridging provides fast capital to settle liabilities without selling assets.

Flexible repayment — interest rolled up

No monthly repayments eating into your cash flow. Interest rolls up and is repaid when you exit.

Bridge a gap between payments

Waiting on a large invoice, contract payment, or property sale? Bridging fills the gap until the funds arrive.

Multiple exit routes accepted

Refinance, sale of property, incoming contract payments, or business revenue. We plan the exit from day one.

Ideal For

Common Scenarios

Cash Flow Shortfall

Your business needs capital quickly — to pay suppliers, fund a contract, or cover a temporary shortfall. Bridging against your commercial property delivers fast.

Business Acquisition

You're acquiring a business or buying out a partner and need short-term capital to complete the deal.

HMRC or Tax Payment

An unexpected corporation tax, VAT, or capital gains bill needs paying quickly. Bridging against property provides the funds.

Time-Sensitive Opportunity

A business opportunity has a deadline — a discounted stock purchase, a new contract requiring upfront investment, or a competitor acquisition.

Seasonal Cash Flow Gap

Your business has predictable revenue cycles. Bridging smooths the gaps between peak periods.

Awaiting a Large Payment

A significant invoice or property sale is completing soon but you need cash now. Bridge the timing gap.

Typical Costs

What You'll Pay

Every deal is different, but here's what to budget for on a typical business bridging facility. Use our calculator to estimate total costs for your specific deal.

Interest Rate

Priced case by case, rolled up — no monthly payments.

Arrangement Fee

1–2% of the gross loan. Can be added to the facility or paid on completion.

Valuation Fee

Nil to about £100 for a desktop valuation and up to about £2,000 for a full one, plus VAT, on a loan of about £200k, depending on the property. Paid directly to the surveyor.

Legal Fees

Your solicitor + lender's solicitor. Budget about £1,500–£2,000 plus VAT for each side on a loan of about £200k (more on larger or complex loans).

Exit Fee

0–1% of the loan. Many lenders charge none.

Our Fee

Our fee is generally 1% of the gross loan, paid on completion.

How It Works

Fast Capital for Your Business

Tell Us What You Need

How much capital, what's it for, and what property are you securing it against? Unlike banks, we don't need months of management accounts or a detailed business plan. The focus is on the property and the exit strategy.

We Arrange the Facility

We present the deal to the lenders best suited to it. Valuation and legal work proceed in parallel. Most business bridging facilities complete within 5–7 working days of initial enquiry.

Deploy Capital and Exit

Funds are drawn and you deploy the capital for your business purpose. Exit via refinance onto a commercial mortgage, from business revenue, sale of the secured property, or from incoming payments you're waiting on.

Common Questions

Business Finance FAQ

Do I need to provide management accounts?

Not typically. Business bridging is asset-based lending — the lender focuses primarily on the property security and the exit strategy, not your business accounts. Some lenders may want a summary of the business purpose and evidence of the exit, but this is nothing like a bank application.

Can I use residential investment property as security?

Yes — as long as it's investment property (not a home you or your family live in, or intend to). Buy-to-let properties, HMOs, and residential investment portfolios can all be used as security for business bridging facilities.

How is this different from a business loan?

Speed and simplicity. A bank business loan takes 4–8 weeks, requires detailed financials, and often needs a long track record. Business bridging completes in days, focuses on property security rather than business performance, and has no monthly repayments — interest rolls up to exit.

What property can I use as security for business bridging?

Any commercial or residential investment property you own — not a home you or your family live in, or intend to. Offices, retail, industrial, warehouses, BTL portfolios, and mixed-use property are all accepted. The property doesn't need to be related to the business purpose of the funds.

Can I use business bridging to pay an HMRC tax bill?

Yes. Corporation tax, VAT, capital gains tax, and income tax liabilities can all be settled quickly. HMRC time-to-pay arrangements can take weeks to negotiate — bridging can settle the bill quickly, which can help avoid penalties.

What if my business has a short trading history?

It doesn't matter. Business bridging is asset-based — the lender focuses on the property security and the exit strategy, not your business track record. Start-ups and new ventures can access business bridging provided the property security and exit are strong. Borrowing through a new company or SPV? Our guide to a bridging loan for a limited company sets out what lenders need from the company.

Can the funds be used for any business purpose?

Yes. There are no restrictions on the commercial use of funds. Common uses include working capital, stock purchases, contractor payments, business acquisitions, partner buyouts, and opportunity funding. The lender focuses on the security and exit, not how you deploy the capital.

Is this regulated lending?

No. Business bridging secured against commercial or investment property is unregulated, meaning faster decisions, fewer restrictions, and more flexible structuring. We do not provide loans secured against a home you or your family live in, or intend to — those require FCA-regulated products.

Deals We've Structured

All case studies

£1.8m

Commercial Purchase

Manchester

£5.8m

Office Acquisition