Bridging Loan Calculator

This bridging loan calculator gives you an honest, itemised estimate: the gross loan, the interest, our arrangement fee, any broker fee, and the net amount you walk away with. It covers standard bridging, refurbishment, business and auction cases. It is not a quote, it is a working figure you can trust to be in the right ballpark.

What this calculator is for

Most people come to a bridging loan calculator with one real question: what will this cost me, all in?

That is harder to answer than it looks. Bridging is priced monthly, interest is often added to the loan rather than paid, and fees are charged on figures that include that added interest. The headline rate tells you very little on its own.

This bridging finance calculator strips the guesswork out. You put in the property value, the amount you need, the term and the rate. It returns the gross loan, the total interest, the fees, and your loan-to-value, the whole picture, not just the rate.

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 tab needs six 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.
• Monthly interest rate: priced per month, not per year. Typical rates sit around 0.79%-1.20% depending on the deal.
• Arrangement fee: our fee for setting up the loan, usually 2%. Note it is charged on the gross loan, which includes rolled-up interest, so it is a little higher than 2% of what you borrow.
• Broker fee: what your broker charges, if you are using one, commonly around 1%. You can also apply to us directly.

There is one more switch that matters: interest basis. Choose simple and interest is worked out on the same balance every month. Choose compounded monthly and each month's interest is added to the balance, so the next month's interest is charged on a slightly larger figure. We compound rolled-up interest on some products and not others, so check which basis applies to the deal you are looking at. Over a 12-month term, the difference is real money.

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.

A worked example

Add valuation and legal costs on top, and you have your true all-in figure. Switch the interest basis to compounded monthly and the total climbs, because each month's interest is charged on the previous month's larger balance. Exit at month eight instead of month twelve, and it falls, you only pay us for the time you use.

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

Refurbishment bridging loans calculator

Refurbishment finance works differently, so the refurbishment bridging loan calculator asks for different figures. Instead of a single advance, the money comes in two parts.

• Day-1 advance: released against the property at purchase, usually capped at around 75% of the purchase price.
• Refurbishment tranche: the total works facility, released in stages as the project progresses, commonly in £50,000 drawdowns (or £20,000 where total works are £100,000 or less).

Everything is measured against the gross development value (GDV), the expected end value once works are complete. We cap the whole facility at a percentage of that GDV, typically 65% or 70% gross. If your day-1 advance plus the full works tranche plus rolled interest would breach the GDV cap, the calculator reduces the day-1 advance to fit.

The best refurbishment bridging loan calculator does not just multiply a rate by a term. It models the day-1 advance and each staged drawdown separately, because you only pay us interest on money once it is drawn, not on the whole facility from day one. That distinction can save thousands on a project that draws down over several months. Use it for light works, heavy refurbishment, or conversions where the end value is the whole point of the deal.

Business bridging loans calculator

A business bridging loan is short-term finance secured against property to solve a commercial problem, completing a purchase before a sale, releasing cash for stock or a supplier, covering a tax bill, or funding an opportunity that will not wait for a term loan.

The business bridging finance calculator runs on the same mechanics as a standard bridge: property value, loan required, term, monthly rate and fees. What changes is the context around the numbers.

• Security is often commercial property, offices, retail, industrial units, which we treat more cautiously than standard residential, so expect lower LTVs and slightly higher rates.
• Most business bridging we offer is unregulated, because it is a commercial loan rather than one secured on your home.
• The exit matters more than ever. A business bridge repaid from a specific, evidenced event, a completed sale, an invoice, a refinance, is priced far better by us than one repaid from a hopeful forecast.

The best business bridging loan calculator lets you test the term honestly. Bridging rewards a short, certain timeline and punishes an open-ended one, so model the exit you can actually prove, not the one you are hoping for. Enter your figures to see the gross facility, the interest and the total cost against your security.

Auction bridging loans calculator

Buy at auction and the clock starts the moment the hammer falls. Completion is usually 28 days. A standard mortgage rarely moves that fast, which is why auction buyers turn to bridging. The auction bridging loan calculator helps you cost the deal before you bid, not after, when you are already committed.

• Work out the gross loan and total cost at the price you intend to bid, so you know your ceiling in the room.
• Factor in that we often lend against the lower of the purchase price and the valuation. Win a lot well below market value and we may still cap the advance against your winning bid.
• Build in time. Even a fast bridge needs a valuation and legal work; the 28-day deadline is real, so an AVM or desktop valuation route can be the difference between completing and losing your deposit.

The auction bridging finance calculator gives you a defendable number to plan around. Know your all-in cost, including fees, before the auction, because there is no room to renegotiate once you have won. Whether you are buying residential, commercial or an unmortgageable lot to refurbish, it lets you test the sums against a hard deadline.

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