Bridging finance to raise capital fast against property
When you need funds quickly for a time-critical purpose, a bridge releases equity from property you already own, including as a second charge behind your mortgage.
Bridging for raising capital quickly against property
Sometimes the opportunity or the deadline comes faster than a mortgage can. A tax bill falls due, a business needs working capital, a deposit is needed to secure another deal, a partner needs buying out, or a discount depends on completing this week. A bridge raises capital quickly against property you already own, releasing equity in days or weeks where a remortgage would take months.
Speed is the whole point here. The fast and quick bridging searches are some of the highest-intent in the market, and the reason is simple: a borrower with a time-critical need values certainty and speed over a marginally cheaper rate. We line up the lender, valuer and solicitor in parallel so the case moves at the pace of the deadline rather than the pace of the paperwork. The market average is around 55 days, but a clean capital-raise on property with a ready valuation can complete inside two to three weeks.
You do not have to repay your existing mortgage to raise capital. Where you already have a mortgage you want to keep, we can arrange a second-charge bridge that sits behind it, releasing equity without disturbing your first-charge rate. Where the property is unencumbered or you are refinancing anyway, a first charge is usually cleaner.
What we fund
- Working capital or a time-critical business need secured on property
- Funding a deposit to secure another property or deal quickly
- Settling a tax bill or other deadline-driven liability
- Buying out a partner, a divorce settlement or releasing equity for a purchase
- Second-charge capital raise behind an existing mortgage you want to keep
Indicative terms
- Indicative ratefrom around 0.88% per month (Bridging Trends, 2025 average)
- Typical LTVaround 60% on average across charges (indicative)
- Chargefirst charge, or second charge behind an existing mortgage
- Speedweeks, not months; faster cases inside 2 to 3 weeks
- Interestusually retained or rolled up; no monthly payments
- Exitrefinance onto a term mortgage or sale of an asset
Indicative only. Terms vary by lender, security and borrower and are not an offer of finance.
How the finance works
We secure the bridge against property you already own and release the equity above any existing borrowing. On a first charge the loan replaces or sits as the only charge; on a second charge it sits behind your existing mortgage, so we need the first lender's consent and we work to the combined loan-to-value across both charges, indicatively around 60% on average. Interest is normally retained or rolled up, so the capital you raise is not eroded by monthly payments during the term. We model the gross-to-net up front so the net sum reaching you, after retained interest and fees come out of the gross facility, matches the figure you actually need. Where the purpose is regulated, such as borrowing secured on your own home, we refer the case to an authorised firm.
Which lenders back it
Fast capital-raise bridging is placed with lenders who prize speed and have surveyors and underwriters geared to it. Second-charge cases go to lenders comfortable sitting behind another mortgage and used to obtaining the first lender's consent quickly. The right desk depends on the charge, the purpose and the timetable. We are an introducer, not a lender, and the relationships built over years on the lender side are what let us get a fast case in front of a decision-maker and turn an indicative quote into funds in the account on the deadline that matters.
The exit
A capital-raise bridge needs a concrete repayment route, because the purpose of the loan does not repay it. The most common exit is refinance: you remortgage the property onto a longer-term mortgage once the time pressure has passed and the new mortgage redeems the bridge. The second is the sale of an asset: the property itself, another property, or the proceeds of the transaction the capital enabled, sold or realised at market value. We evidence the chosen exit before drawdown, an indicative term-mortgage offer for a refinance, or a sale price and timetable for a sale, because a fast loan with a vague exit is the one that goes wrong. The term is set with enough room that the exit can complete without pressure.
Finance that suits this
- Second-charge bridgingReleases equity behind an existing mortgage you want to keep.
- Bridging financeFirst-charge capital raise where the property is unencumbered or being refinanced.
Discuss raising capital quickly against property
A view on fundability within one working day.
Frequently asked questions
How quickly can I raise capital against my property?
A clean capital-raise on property with a ready valuation can complete inside two to three weeks. The market average across all bridging is around 55 days, but speed is the main reason borrowers choose a bridge for a time-critical need.
Can I raise capital without repaying my existing mortgage?
Yes. A second-charge bridge sits behind your existing mortgage and releases equity without disturbing your first-charge rate. We obtain the first lender's consent and work to the combined loan-to-value across both charges.
What can I use the money for?
Common purposes include business working capital, funding a deposit, settling a tax bill, buying out a partner or any time-critical need secured on property. Where the purpose is regulated, such as borrowing on your own home, we refer it to an authorised firm.
How much can I borrow?
Indicatively around 60% loan-to-value on average across the charges, depending on the equity in the property and any existing borrowing. The figure is illustrative, not an offer.
Do I make monthly payments?
Usually not. Interest is normally retained or rolled up and settled when the bridge is repaid, so the capital you raise is not eroded by monthly payments during the term.
How do I repay it?
Either refinance onto a longer-term mortgage once the time pressure passes, or from the sale of an asset. We evidence the exit before the loan is drawn, because a fast loan needs a concrete repayment route.
What does it cost?
An arrangement fee, valuation, legal costs and interest at an indicative rate from around 0.88% per month on the 2025 average. We provide the gross-to-net figures so the net sum reaching you matches what you need.
Planning raising capital quickly against property?
Tell us about the property and the exit and we will come back with a view on fundability and likely terms.