Commercial Mortgages London
Commercial mortgages for owner-occupied and investment property across London, structured around yield, tenant strength, location and a credible longer-term position.
Location can affect value, occupier demand and lender appetite. The property, income and borrower still determine the credit case.
Minimum commercial mortgage facility: £350,000
Personal service with established backing.
You deal directly with me, from the initial assessment through to completion. EAS Finance grew from work for large institutional clients, where accuracy, evidence and accountability were expected.
EAS Finance is an appointed representative of White Rose Finance Group, established in 2004. The group brings more than 20 years of experience across the full breadth of commercial and property lending, together with extensive lender relationships.
Commercial mortgages London, priced against the sub-market, not the city.
London is not a single commercial property market. Prime office yields have held at 5.50% in the City and 3.75% in the West End, a spread of 175 basis points reflecting genuinely different investor appetite between the two areas. A commercial mortgage priced against a City asset and one priced against a comparable West End asset can look very different, even before the specific building and tenant are considered.
London’s investment scale remains substantial. Knight Frank forecasts London office investment reaching £12 billion in 2026, and the city is projected to add around 186,000 office-based jobs over the next five years, well ahead of Paris, Madrid, Berlin or Amsterdam. Around 35% of UK commercial investment in the most recent reporting quarter went into London specifically, with overseas capital accounting for close to half of that total, a reminder that London’s commercial market is genuinely international in a way most UK regions are not.
A commercial mortgage in London is assessed against the specific sub-market, building and tenant, not a single city-wide assumption.
Where the requirement is short-term or acquisition-led rather than a standard term mortgage, our bridging finance London page may be more relevant. For development and construction finance, see development finance London.
Commercial property we see financed across London
Facility structure changes with property type, sub-market and intended use.
City and West End offices
Prime and secondary office buildings, where sub-market alone materially affects yield and lender appetite.
Refurbishment and retrofit projects
Upgrading existing office stock, now the dominant route to new supply as landlords favour retrofit over ground-up development.
Retail and high street units
Individual units across London’s many distinct high streets and shopping parades.
Industrial and last-mile logistics
Warehousing and distribution space, increasingly valuable given London’s limited industrial land supply.
Mixed-use property
Commercial ground floor with residential upper parts, common across London’s town centres and high streets.
Owner-occupied trade and business premises
Premises purchased for the owner’s own operating use rather than as an investment.
What London commercial lenders look at closely
The property’s fundamentals matter everywhere, but London’s sub-market variation means location carries particular weight in how a case is assessed.
Sub-market and location
Whether the property sits in a prime sub-market or a weaker secondary location, directly affecting yield and lender appetite.
Tenant and lease
Covenant strength, lease length and rent review pattern for investment purchases, or trading history for owner-occupiers.
Building quality and specification
Grade A versus older stock, and whether the asset meets or can be upgraded to meet current sustainability standards.
Exit and hold strategy
Whether the position is a long-term hold, a refinance in due course, or a shorter-term strategy requiring a different structure.
Where London’s commercial market currently stands
| City prime office yield | Held at 5.50% in Q1 2026, reflecting a more cautious investor stance than the West End. |
|---|---|
| West End prime office yield | Held at 3.75% in Q1 2026, reflecting sustained investor appetite for the strongest sub-market. |
| London office investment | Forecast to reach £12 billion in 2026, according to Knight Frank. |
| Office-based job growth | Around 186,000 additional office-based jobs projected in London over the next five years. |
| London’s share of UK investment | Around 35% of UK commercial investment volume in Q2 2026, with overseas capital accounting for roughly 46% of that total. |
| Supply trend | More than half of future office supply is now refurbishment-led rather than new-build, driven by the 2030 MEES deadline. |
Yield figures from RES Property Surveyors’ UK Commercial Property Market Update, citing Savills and Cushman & Wakefield data. Figures are indicative and should always be confirmed for the specific property and transaction.
What we need to understand a London transaction
- Property address, sub-market and current use
- Purchase price or current valuation
- Tenant details and lease terms, if an investment purchase
- Trading accounts and business plan, if owner-occupied
- Deposit or equity available
- Intended hold period and exit or refinance strategy
- Building specification and any refurbishment or retrofit requirement
Frequently asked questions
Why do City and West End commercial mortgage rates differ?
Prime office yields have held at 5.50% in the City and 3.75% in the West End, a 175 basis point spread reflecting genuinely different investor appetite between the two sub-markets. Lenders price commercial mortgages against that underlying yield, so location has a direct effect on the terms available.
Is refurbishment finance available for London office buildings?
Yes. More than half of future London office supply is now refurbishment-led rather than new-build, as landlords favour upgrading existing stock ahead of the 2030 MEES energy efficiency deadline. This is an active and growing area of demand for commercial finance.
Do lenders treat owner-occupied and investment purchases differently in London?
Yes. Owner-occupied purchases are typically assessed against the trading business’s accounts and ability to service the mortgage, while investment purchases are assessed primarily against the tenant, lease and rental income.
Why is overseas capital significant in the London commercial market?
Overseas investors account for close to half of commercial investment into London in recent reporting periods. This international demand is a distinctive feature of London’s market compared with most UK regions, and can affect pricing and competition for prime assets.
What building factors matter for a London commercial mortgage?
Building quality and specification are increasingly significant. Grade A space and buildings that meet or can affordably be upgraded to meet current sustainability standards are generally viewed more favourably by lenders than older, unimproved stock.
Other finance and locations
Discuss a London commercial mortgage requirement.
For commercial mortgage requirements of £350,000 or more, send us the property, sub-market, purchase price, tenant or trading position, deposit available and intended hold or exit strategy.
This page provides general information about commercial mortgages and does not constitute personal financial advice. EAS Finance is a trading name of Elite Admin Services Ltd (FRN 1044838), an appointed representative of White Rose Finance Group Ltd (FRN 630772), authorised and regulated by the Financial Conduct Authority. EAS Finance is a credit broker, not a lender. Lending terms, leverage and criteria vary by transaction and lender. Market figures are indicative and sourced from third-party market research; always confirm current terms for the specific transaction.