Bridging Loan Calculator

This bridging loan calculator is not a binding quote, it is a working figure you can trust to be in the right ballpark.

Use it to sense-check a deal, compare structures, or work out whether the numbers stack up before you apply to us.

How to use the bridging loan calculator

The straight bridging loan calculator needs 4 input figures. Each one changes the result, so it is worth understanding what they do.

• Property value: the open-market value of the property you are putting up as security. We lend against this, not against what you paid.
• Loan required: the net amount you actually need in hand. This is not the same as the gross loan you repay, more on that below.
• Term (months): how long you need the money. Most of our bridges run 3 to 18 months. The default is 12.
• Outstanding mortgage: how much you owe on a current loan or loans on your properties.

Press calculate, and you get your figures.

What the results actually mean

The calculator returns more than one number, and the difference between them is where people get caught out.

• Net loan is the money we release to you, the amount you asked for.
• Gross loan is the total facility: your net loan, plus our arrangement fee, plus any rolled-up interest. This is the figure your loan-to-value is measured against, and broadly the amount you repay at the end.
• Total interest is what the borrowing costs over your chosen term. If you exit early, you usually pay less - we charge interest only for the months you actually use, after a minimum term of one month.
• Loan-to-value (LTV) is the gross loan as a percentage of the property value. It drives your rate and your eligibility. On our standard first-charge bridging we typically lend to around 75% LTV; higher needs specialist security or additional cover.

Read the gross figure, not the net one, when you are judging affordability. The net loan is what you get. The gross loan is what you owe us.

Bridging loan interest rates

A bridging loan interest rate is quoted per month because the loan is short-term. That makes direct comparison with an annual mortgage rate misleading, bridging is a different product doing a different job, and it should be judged on total cost over a few months, not an annual percentage.

Here is where the market sits in 2026:

• Most mainstream deals price between 0.65% and 0.95% per month.
• Prime cases - low LTV, clean credit, a clear exit - can start from around 0.55% per month.
• Complex cases - heavy refurbishment, adverse credit, unusual security or a vague exit - run 1.0% to 1.5% per month.

For context, industry data put the average bridging rate at roughly 0.82% per month in early 2026, on an average LTV of about 52% and an average term of 12 months. The Bank of England held Bank Rate at 3.75% through mid-2026, but we price on our own funding costs and risk appetite as much as on the base rate.

Rates as low as 0.49% get advertised across the market. Be sceptical, those numbers apply to near-perfect scenarios that almost nobody meets. The rate we offer you depends on your LTV, property type, charge type, credit profile and loan size, which is exactly why the calculator lets you test different rates rather than promising one.

Indicative rates by LTV band

Lower LTV, lower rate. The more equity you leave in the property, the less risk we carry, and the cheaper your borrowing.

How we charge bridging interest

There are three ways we can structure the interest, and the right one depends on your cash flow and your exit.

Ask us for two illustrations side by side, one serviced, one rolled-up. Over six to nine months, the gap in total cost is often larger than people expect.

The fees

The rate is only part of the cost. These are the charges that show up on almost every bridge we arrange.

• Arrangement fee: our setup fee, typically 2% of the gross loan. Usually added to the loan rather than paid upfront.
• Broker fee: commonly around 1%, if you come to us through a broker. A good broker earns it by structuring your case well and negotiating your rate with us, bridging rates, unlike high-street mortgages, are often negotiable. You are also welcome to apply to us directly.
• Valuation fee: ranges from an inexpensive AVM (automated valuation model, a desktop estimate, no physical visit) to a full RICS inspection costing several hundred pounds or more, depending on the property and how fast you need to move.
• Legal fees: you typically cover our legal costs as well as your own. Rarely under £1,500 on a clean case.
• Redemption or exit fee: we charge this on some products when the loan is repaid, though exit fees have become less common. Where they apply, they can be 1% of the loan. Always confirm this with us before you sign.

The lowest headline rate is not always the cheapest deal. A slightly higher rate with a fast AVM and modest legals can beat a lower rate saddled with a full valuation and heavy legal costs, and complete quicker. Judge the total, not the rate.

Gross versus net: the number that trips people up

Two words come up constantly in bridging, and confusing them is expensive.

Here is why it matters. You ask for £400,000 net. By the time the arrangement fee and 12 months of rolled interest are added, the gross facility might be closer to £455,000, and that is the figure your 75% LTV limit is tested against. If the gross pushes you past our cap, we reduce what we release.

Always work backwards from the gross. The calculator does this for you, which is the whole point of using one.

These are illustrations, not offers. Your figures will move with your rate, term and structure, which is exactly what the calculator is for.

Your exit strategy is the whole deal

A bridge is only as sound as its exit. The exit strategy is your plan to repay us, almost always either the sale of a property or a refinance onto longer-term finance. It is the single most important part of any application we assess.

We price the exit as much as the security. A clear, evidenced exit, an exchanged sale, an agreed mortgage offer, a completed refurbishment with a valuation to match, gets you a better rate and a higher LTV from us. A vague one gets you a worse deal, or no deal.

Frequently asked questions