In the fast-moving UK property market, timing is often critical. Whether you are a property investor, developer, landlord, or homeowner, there are situations where traditional mortgage products are simply too slow or unsuitable. This is where bridging finance can play a vital role.
At Olympia Finance, we specialise in sourcing and structuring bridging finance solutions that are tailored to individual circumstances, helping our clients move quickly and confidently when opportunities arise.
What Is Bridging Finance?
Bridging finance—also known as a bridging loan—is a short-term funding solution designed to “bridge” a temporary gap in finance. These loans are typically arranged for terms ranging from three to twelve months, although some lenders may offer slightly shorter or longer durations depending on the circumstances.
Bridging loans are commonly used when a property is not suitable for a standard mortgage, such as when it is in poor condition or un-mortgageable at the time of purchase. They are also frequently used where speed is essential, for example when purchasing a property at auction or when a quick completion is required to secure a deal.
One of the key advantages of bridging finance is the speed and flexibility of underwriting. Unlike traditional mortgages, lenders place greater emphasis on the value of the property and the exit strategy rather than income alone. As a result, bridging finance can often be arranged far more quickly and with fewer restrictions.
When Is Bridging Finance Used?
Bridging finance is a versatile product and can be used for a wide range of scenarios, including:
- Purchasing auction properties where completion deadlines are tight
- Buying properties that require refurbishment or structural work
- Funding property transactions where a sale has not yet completed
- Acquiring un-mortgageable or non-standard properties
- Short-term funding for investment or development projects
- Releasing capital quickly for business or property opportunities
Because bridging lenders take a pragmatic approach to underwriting, applications may be accepted even where income is irregular, minimal, or not required, and where there is a history of adverse credit.
Residential Bridging Finance in the UK
Residential bridging finance is suitable for property owners and investors looking to fund residential properties quickly and efficiently. At Olympia Finance, we work with a wide panel of UK lenders to secure competitive and flexible solutions.
Key features of residential bridging finance may include:
- Loan-to-value (LTV) of up to 75%
- 100% funding available when supported by additional security
- Loan sizes ranging from £25,000 to £20 million
- Lending available across England, Scotland, and Wales
- Flexible interest options, including serviced interest, interest roll-up, or payment deduction
- Applications considered with adverse credit
- Options available for expats and applicants without permanent rights to reside in the UK
- No maximum age restrictions on self-funded buy-to-let cases
- Potential access to free valuation schemes for auction purchases (subject to product availability)
- Potential contribution towards lender legal fees for auction purchases up to £500,000 (subject to product availability)
- Additional funding may be available for refurbishment works where appropriate
This flexibility makes residential bridging finance a powerful solution for investors and buyers who need speed, certainty, and tailored structuring.
Bridging Finance for Semi-Commercial, Commercial, and Land
Bridging finance is not limited to residential property. It is also widely used for semi-commercial, commercial, and land transactions, where conventional lending can be restrictive or slow.
Typical features for these types of bridging loans may include:
- Maximum LTV of up to 70%
- Loan amounts from £100,000 to £20 million
- Flexible interest options, including serviced interest, interest roll-up, or payment deduction
- Applications considered with adverse credit
- Suitable for a wide range of commercial and mixed-use assets
Rates and terms can vary depending on the asset type, location, and exit strategy, and conditions are subject to change. Expert advice is essential to ensure the most appropriate product is selected.
How to Secure the Best Bridging Finance Deal in the UK
Securing the right bridging finance deal requires more than simply comparing rates. Key considerations include the total cost of borrowing, fees, interest structure, flexibility, and the credibility of the exit strategy.
At Olympia Finance, we help clients secure the most suitable deal by:
- Assessing the full financial picture, including the purpose of the loan and exit strategy
- Sourcing solutions from the whole of the market, not just a limited panel
- Matching clients with lenders that are aligned with their circumstances, including complex or non-standard cases
- Structuring loans efficiently to minimise costs and delays
- Managing the process proactively to ensure fast completion
Our experience allows us to identify lenders who are comfortable with complex scenarios, such as refurbishment projects, adverse credit, or unconventional income structures.
Why Choose Olympia Finance?
At Olympia Finance, we combine specialist market knowledge with a practical, client-focused approach. We understand that bridging finance is often time-sensitive and requires decisive, informed advice. Our role is to simplify the process, remove uncertainty, and deliver funding solutions that work both in the short term and as part of a wider property strategy.
We act in our clients’ best interests at all times, providing clear guidance, transparent advice, and long-term support. Whether you are funding a single transaction or managing a growing portfolio, our advisers are committed to helping you move forward with confidence.
If you would like to explore whether bridging finance is suitable for your situation, or to discuss your options in more detail, please contact Olympia Finance to speak with one of our specialist advisers.
Important Information
The information provided on this website and within this article is for general guidance only and does not constitute financial or legal advice. Bridging finance and other short-term lending products are not suitable for everyone and may involve higher interest rates and fees than standard mortgage products.
All lending is subject to status, valuation, and lender criteria. Loan-to-value limits, interest rates, fees, and product availability may vary and are subject to change without notice. Acceptance of adverse credit, income flexibility, and other features will depend on individual circumstances and the lender’s underwriting assessment.
Bridging loans are intended as short-term solutions and require a clearly defined exit strategy, such as refinancing, sale of the property, or other means of repayment. Failure to repay a bridging loan on time may result in additional costs or the risk of repossession.
Olympia Finance acts as a credit broker, not a lender. We work with a panel of lenders, including those offering regulated and unregulated bridging finance. Some bridging finance products are not regulated by the Financial Conduct Authority (FCA), particularly those relating to buy-to-let, commercial, or investment properties.
Your home may be repossessed if you do not keep up repayments on a mortgage or other loan secured against it.
We recommend seeking personalised advice before proceeding with any financial product. To discuss your individual circumstances, please contact Olympia Finance to speak with a qualified adviser.
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