Mortgage guide
Loan-to-value on a bridging loan
How property type, additional security and the exit affect loan-to-value.
- Published
- 13 Apr 2026
- Last reviewed
- 5 Oct 2026
- Reading time
- 2 min
Loan-to-value on a bridging loan
Loan-to-value on a bridging loan
Loan-to-value on a bridging loan depends on the security type, the planning position, and whether additional security is offered. As a guide across the market:
- Residential property: up to 90% LTV without additional security
- Regulated bridging (a home the borrower will live in): typically up to 75 to 80% LTV
- Commercial and semi-commercial property: up to 75 to 80% LTV depending on asset and valuation route
- Land: typically 50% to 70% LTV, with planning status the main driver. Land with consent or strong planning prospects attracts the higher end
- Auction purchases: up to 85% LTV on standard lots
- With additional security: up to 100% of the purchase price, achieved through a cross-charge over another property
- Below market value (BMV) purchases: lenders may advance up to 90% of open market value on a gross basis including rolled-up interest, which can equate to 100% or more of the purchase price where the discount is genuine and evidenced by valuation
The maximum for any specific case is set by the asset's marketability, the borrower's overall position, and. Above everything: the credibility of the exit.
Bridging calculator
Estimate the gross loan against property value before interest, fees and retained amounts.
Bridging Loan Criteria
For context, these are the wider product terms covered by this guide. Availability and eligibility depend on your circumstances and the lender.
| Criteria | Detail |
|---|---|
| Borrowers | Personal, limited company (Ltd co), LLP and offshore trusts, depending on the lender |
| Repayment type | Interest only or repayment |
| Term | Short term. The maximum term varies by lender; in our experience the minimum term is usually 1 month, and 3 months with some lenders |
| Experience | Not always required; it depends on the lender and the exit |
| Max applicants | Varies by lender |
| Valuation types | Automated valuation (AVM), Market Value 1 (MV1) yield based, market value (MV), 180-day or 90-day value, depending on the lender and how it labels the valuation basis |
| Regulated and unregulated | Yes, both: regulated where the borrower or a close family member lives, or will live, in the property |
| Credit searched | Usually, depending on the lender |
| Credit scored | Varies by lender; the decision rests mainly on the property and the exit |
For context, these are the wider product terms covered by this guide. Availability and eligibility depend on your circumstances and the lender.
| Loan to value | Rate |
|---|---|
| 65% LTV | 0.62% per month (2% lender fee) |
| 75% LTV | 0.72% per month (2% lender fee) |
| 85% LTV | 0.9% per month (2% lender fee) |
For context, these are the wider product terms covered by this guide. Availability and eligibility depend on your circumstances and the lender.
| Feature | Detail |
|---|---|
| Additional Security | 100%+ |
| Residential | 90% |
| Commercial | 75% |
| Land | 70% |
Related case studies
Frequently asked questions
What loan-to-value can I get on a bridging loan?
Bridging loan-to-values depend on the security: residential property on a first charge supports the highest, second charges and commercial property lower, and land lower again. The maximum is applied to the gross loan, including fees and retained interest.
Does re-bridging increase the loan-to-value?
Yes, re-bridging increases the loan to value, because the new loan has to repay the old redemption figure, including rolled-up interest and any charges, and add the new lender's fees, costs and retained interest, while the property's value usually stays where it was. A lower valuation from the new lender raises the loan to value further. In an illustration on a £500,000 property, a bridge that started at 56% reaches 61% at its end date and 67% after a re-bridge, with no new money released. A second re-bridge on the same terms would take it to 73.5%.
What loan-to-value is available on a farm bridging loan?
On the cases we arrange, residential farm bridging can run up to 80% loan-to-value and commercial farm bridging up to 75%. The property's use, the valuation and the lender's criteria set where a specific case lands.
What is the minimum property value required for a bridging loan?
It will usually depend on the loan to value (LTV) you are looking to achieve, if you are taking bridging at 75% LTV, then you must consider a purchase close to £70,000 in order to achieve a minimum loan size of £50,000
How can I find the best bridging finance options below market value?
You find the best bridging finance for below-market-value purchases by using lenders that lend against open-market value rather than purchase price. Key factors include strong valuation evidence, conservative loan-to-value, a clear exit strategy, and, where required, additional or cross-charged security to support higher leverage.
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