Property finance

Funding the bricks and the build.

Bridging, development, and commercial mortgages for UK developers, investors, and owner-occupiers.

What it is

What property finance means at Bedrock.

Property finance is a broad category. At Bedrock it covers four main facility shapes: development finance for ground-up build and refurbishment, bridging for short-term acquisition or chain-break, term commercial mortgages for owner-occupied premises, and investment loans secured against rental property portfolios.

Each shape has its own underwriting lens. Developers face GDV and build-cost scrutiny. Bridging is priced on exit certainty. Commercial mortgage rates turn on covenant strength and the loan-to-value at completion. We match the facility to the deal context, not the other way around.

We have not built our panel around any one lender or product type. The market for UK property finance shifts constantly as challenger banks and specialist funds enter and leave segments. Whole-of-market access matters more here than almost anywhere else.

Development debt estimate

What might senior development debt look like?

Senior debt is the lower of the fixed LTGDV and LTC caps. Include non-finance project costs so the cost and equity figures share the same basis.

Gross development value (GDV)

From £250,000 to £30,000,000.

Land cost

Build cost

Other project costs

Optional. Include professional fees, contingency, acquisition taxes and other non-finance costs.

Binding cap: LTC

Indicative senior loan£2,450,000

Equity before finance costs£1,050,000

Capped at 65% of GDV£3,250,000

Capped at 70% of cost£2,450,000

Total project cost before finance costs£3,500,000

Illustrative example

Senior lending of up to £2,450,000 covers 49% of GDV and 70% of total project costs. The LTC cap is binding. Equity to deploy before financing costs is £1,050,000.

Senior debt ceiling by constraint

65% GDV

70% cost

Debt

65% GDV: £3,250,000
70% cost: £2,450,000 (current)
Debt: £2,450,000 (current)

The LTC cap is lower by £800,000, making it the binding constraint at these inputs.

Assumptions

65% LTGDV and 70% LTC caps. Equity before finance costs excludes interest, lender fees and iterative finance costs.

Limitations

Senior development debt estimate only. Interest, lender fees and iterative finance costs are excluded from total costs and the equity figure. Planning, experience, contingency and scheme quality may alter lender appetite.

Updated 22 August 2026

Add interest, lender fees and contingency to the equity figure before testing project viability. Bedrock can map these inputs to development lenders.

Indicative only - not a quote or offer. Subject to underwriting. Includes land, build and the other project costs you enter. Equity before finance costs excludes interest, lender fees and iterative finance costs. Assumes 65% LTGDV and 70% LTC caps.

Get indicative terms from our team

How this estimate works

Updated 22 August 2026

The estimate considers expected completed value alongside land, build and other project costs, then illustrates a prudent senior-debt position using common development-finance constraints. It is a high-level feasibility view rather than a lender-specific appraisal.

Assumptions

The completed value and cost budget are supportable through professional valuation and due diligence.
The illustration is for senior development debt and excludes interest, lender fees and changing costs during the build.
Planning, build experience, contingency, sales timing and scheme quality may alter a lender's view.

Illustrative examples

Small residential scheme

A £3 million completed value and £2.1 million total project cost could indicate senior debt in the £1.5 million–£1.8 million region before finance costs.

Larger conversion project

A £7 million completed value and £5 million total project cost could indicate senior debt in the £3.5 million–£4.2 million region before finance costs.

Illustrative only — not advice. A lender's assessment and terms may differ.

Who it's for

Common deal profiles.

Three patterns we see most often. The first conversation finds out which one you're closest to.

Developers
Ground-up residential, mixed-use, or PRS schemes from £500k GDV. Senior debt, stretched senior, or mezz across the capital stack.
Investors
Buy-to-let portfolios, semi-commercial, and mixed-use. Both vanilla 5-year fixes and specialist short-lease or shorthold cases.
Owner-occupiers
Trading businesses buying their freehold premises. Commercial mortgages from £250k against the property plus business trading covenants.

How we structure it

Facility shape and timeline.

Loan sizes: £250k to £30m+
Typical terms: Bridging 3-18 months. Development 12-36 months. Term mortgages up to 25 years.
Security: First or second charge over the property. Personal guarantees on smaller deals.
Timeline: Indicative terms once we've sounded out the right funders. Drawdown 2-8 weeks depending on facility shape.

Sectors