Bridging Finance London
Short-term property finance for investors, developers, landlords and businesses across London.
We assess the security, exit, leverage, leasehold or title position, planning issues and transaction timetable before deciding which lenders genuinely fit the case.
Minimum bridging finance facility: £350,000
One city, several very different property markets.
A Central London leasehold asset, an East London mixed-use conversion and an Outer London development site can require quite different lenders, valuation assumptions and exits.
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.
Bridging Finance London for property transactions.
EAS Finance arranges bridging finance for investors, developers, landlords and businesses with property transactions across London and the wider South East.
London contains a broad range of security: conventional houses and flats, substantial leasehold stock, shops with residential accommodation above, offices, industrial property, HMOs, multi-unit buildings and development sites. A lender that is comfortable with one part of that market may have little appetite for another.
The reason for using bridging is often practical rather than exceptional. The transaction may have a short completion timetable, the property may require works before it becomes acceptable to a term lender, or the eventual finance structure may depend upon a planning, leasehold or occupational matter being resolved.
Our role is to establish what the transaction actually requires, test the proposed exit and identify lenders whose appetite and execution process fit the particular case.
For a broader explanation of short-term property funding, see our Bridging Finance page.
Why London property can require specialist assessment.
High values do not make a transaction automatically straightforward. Tenure, property use, planning, liquidity and the route to repayment can matter more than the headline value.
Leasehold is a major part of the market
London has a particularly high proportion of leasehold housing. The remaining term, ground rent provisions, service charges, title arrangements and any proposed lease extension can affect valuation and the eventual refinance or sale.
Mixed-use property is common
Shops with flats above, offices, commercial ground floors and other mixed-use buildings can require a specialist lender, particularly where the property is vacant, being altered or needs to complete before longer-term finance can be arranged.
Planning varies by location
Development and conversion strategies need to be checked against both strategic London policy and the relevant borough’s local planning position. Article 4 Directions can remove permitted development rights within defined areas.
Values can magnify mistakes
In a high-value transaction, a relatively small percentage movement in valuation, additional interest period or change in leverage can represent a substantial amount of capital. The structure therefore needs to work in pounds as well as percentages.
Government statistics estimate that 39% of London’s dwellings were leasehold in 2024–25. Shorter remaining lease terms can affect value, saleability and the willingness of mortgage providers to lend.
See the Government leasehold dwelling statistics .
When London borrowers use bridging finance.
Auction purchases
Auction purchases generally involve a fixed contractual completion timetable. Bridging may be appropriate where conventional mortgage finance cannot meet that timetable, provided the property and exit have been assessed beforehand.
Commercial and mixed-use
Vacant units, unusual occupational arrangements, mixed use or a short acquisition timetable may make short-term finance more practical initially than a conventional commercial mortgage.
Commercial-to-residential conversion
Class MA can permit some Class E commercial property to change to residential use subject to its conditions and prior approval. Article 4 Directions may remove that right locally, so the planning position needs checking at site level before the exit relies upon a conversion.
Refurbishment
Property requiring significant works may not be suitable for immediate term finance. Bridging can fund the acquisition and, where appropriate, works before sale or refinance.
Bridge-to-let
An investor may acquire and improve a property using short-term finance before refinancing once it is lettable, appropriately valued and acceptable to the intended buy-to-let lender.
Development exits
Where development debt reaches maturity before sales or refinance are complete, exit finance may provide additional time where the completed or near-completed scheme supports it.
Chain breaks
A purchase may need to proceed before the sale of another property completes. Suitable security and a credible sale exit can allow short-term finance to bridge that timing difference.
Land and planning
Specialist lenders may consider London land with differing planning positions. The site, current use, planning prospects, leverage and intended exit determine which lenders are relevant.
Portfolio restructuring
Landlords may require temporary liquidity while selling, refinancing or improving assets. The facility should still fit the economics and cash flow of the wider portfolio.
Permitted development is not a London-wide assumption.
Class MA provides a national permitted-development route for certain changes from Class E commercial, business and service uses to residential use, subject to the statutory conditions and prior-approval process.
London boroughs can use Article 4 Directions to remove permitted development rights in defined areas. This means that a conversion strategy that works on one street may require a conventional planning application elsewhere.
London’s strategic planning policy has supported targeted Article 4 Directions to protect important commercial locations. The new Draft London Plan published in July 2026 continues to propose targeted use of Article 4 Directions in locations such as the Central Activities Zone, town centres, high streets and industrial areas.
The Draft London Plan is currently under consultation. The London Plan adopted in March 2021 remains the current statutory plan until a replacement is adopted.
See City Hall guidance on permitted development and Article 4 Directions .
What lenders test on a London bridging case.
A high-value asset is not a substitute for a coherent credit case. The lender still needs to understand the security, borrower, amount required and route to repayment.
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1
Exit strategy
A sale exit needs a supportable value, identifiable buyer market and sufficient time. A refinance exit needs the property and borrower to meet the requirements of the intended term market at the expected future debt level.
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2
Security and valuation
Tenure, property use, condition, occupational position and saleability all affect the lender’s view of value. Higher market value does not remove the need to understand how readily the security could be sold.
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3
Leasehold and title
Remaining lease term, ground rent provisions, service charges, superior interests, restrictions and any planned lease extension can materially affect both valuation and exit.
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4
Planning
Where the transaction depends on conversion, development or change of use, the lender needs to understand the present planning position and what must happen before the proposed exit becomes available.
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5
Borrower and structure
Experience becomes more relevant as the property and strategy become more complicated. Ownership structures, corporate borrowers and overseas parties can also require additional legal and due-diligence work.
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6
Total cost and timetable
Interest, lender fees, valuation, legal costs and the expected loan duration need to be considered together. The proposed lender must also be capable of completing within the actual transaction timetable.
A lender pack should answer the obvious credit questions before the lender has to ask them. A London case may be complicated, but the presentation of it should not be.
London leasehold transactions require more than a headline valuation.
Official government statistics estimate that leasehold property represented 39% of London’s housing stock in 2024–25.
The remaining lease length can affect market value and the ability to sell or refinance. It is therefore particularly important where a bridging exit assumes a conventional mortgage after purchase, refurbishment or lease extension.
The lender may also need to understand service charges, ground rent provisions, freeholder arrangements, restrictions, planned lease extension work and any legal issues affecting the title.
Rather than assuming that a particular lease length is automatically acceptable or unacceptable, we consider what the intended bridge lender and eventual exit lender require for that transaction.
Some London cases need a narrower lender search.
Complexity does not automatically prevent finance, but it can reduce lender choice and increase the amount of information required before a credit decision.
Shorter leasehold
Lender appetite depends on the remaining lease, valuation, proposed exit and whether a lease extension forms part of the strategy.
Overseas borrowers
Residency, ownership structure, source of funds and due diligence can affect which lenders are suitable.
Corporate structures
SPVs and more complex ownership structures may be acceptable, subject to appropriate legal and beneficial-ownership checks.
Second charge
Additional capital may sometimes be raised without replacing an existing first charge, subject to consent, security and affordability.
HMO and MUFB
HMOs and multi-unit properties can require specialist valuation, licensing and lender criteria.
Credit history
Some specialist lenders will consider historic credit issues, but the circumstances and strength of the security and exit still matter.
Bridging finance across London.
We consider transactions throughout Greater London. Rather than treating London as one market, we look at the property, local buyer or occupational market and proposed exit.
Understand, test, prepare and present.
Understand
Establish the property, borrower, amount required, transaction timetable and proposed exit.
Test
Consider valuation, leverage, leasehold, planning, title, costs and the repayment route.
Prepare
Organise the evidence so the lender can understand the credit case without reconstructing it from scattered documents.
Present
Approach lenders whose appetite, structure and execution capability fit the individual transaction.
The initial bridge may only be one stage of the transaction.
London property can move from acquisition finance into refurbishment, investment, commercial or development funding as the asset changes.
For the national product structure, lender assessment and exit requirements, see our Bridging Finance UK overview.
Questions about Bridging Finance London.
Can bridging finance be used for a London auction purchase?
Potentially, yes. Auction transactions normally have a fixed contractual completion timetable. The property, valuation route, legal work, borrower and intended exit should therefore be assessed before bidding.
Can bridging finance be used for London leasehold property?
Yes, subject to the individual case and lender. Remaining lease term, ground rent, service charges, title arrangements and the intended exit can all affect valuation and lender appetite.
Can bridging finance be used for commercial-to-residential conversion?
Potentially. Some Class E property may qualify for change to residential under Class MA subject to its conditions and prior approval. Local Article 4 Directions can remove those permitted-development rights, so the planning position must be checked for the particular property.
What LTV is available for a London bridging loan?
There is no single maximum that applies to every case. Property type, valuation, tenure, condition, borrower, planning, exit and lender appetite all affect the amount that can sensibly be advanced.
How quickly can a London bridging loan complete?
Completion time depends on the lender, valuation, legal work, title, property complexity and the quality of information supplied. The relevant question is whether the selected lender can realistically meet the transaction timetable.
Can bridging finance be used for mixed-use property?
Yes, subject to lender appetite. Shops with flats above and other mixed-use assets are commonly considered by specialist lenders, with valuation, occupancy and exit determining the structure.
Can you consider a case declined by another lender?
Sometimes. A decline may result from lender criteria, property type, valuation, structure, planning, title or the proposed exit. We first establish why the original case failed before deciding whether another lender or a different structure is appropriate.
Do you work with professional introducers in London?
Yes. We work with solicitors, accountants, architects, surveyors, estate agents and other professional introducers whose clients require commercial or property finance.
Discuss a London bridging transaction.
For bridging finance requirements of £350,000 or more, tell us about the property, amount required, transaction timetable and proposed exit. We can then consider the structure and which part of the lending market is likely to be relevant.
This page provides general information about commercial and property finance and does not constitute personal financial advice or a commitment to provide funding. 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. Availability and terms depend on the lender and individual transaction.