How Much Does a Bridging Loan Cost?

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Bridging loans, often regarded with skepticism due to their reputation for high costs, are actually a more viable option than you might think when used judiciously.Bridging loans are intended for short-term use. The relatively high costs are justified by the speed and flexibility they offer in securing financing quickly. Additionally, borrowers often use bridging loans as a bridge to a more favourable, long-term financial solution, such as selling a property or obtaining a traditional mortgage.  Let’s delve into the various expenses associated with bridging loans to find out the pricing.

The Essentials – Bridging Loans Arrangement Fee and More

Bridging loans typically entail an arrangement fee, usually ranging from 1-2% of your loan amount, charged by your lender. While this may appear burdensome, bridging loans can be surprisingly cost-effective when employed for the right reasons and executed correctly. Moreover, the ability to secure a property swiftly, potentially saving you money in the long run, is a significant advantage. Additionally, you’ll encounter several other costs, including:

  • Monthly Interest Rate
  • Valuation or Survey Fees
  • Legal Fees
  • Broker Fees
  • Various Administrative Fees, like drawdown and redemption fees

When and Why Bridging Loans Works Best?

First-time bridging borrowers often harbor the misconception that short-term property finance is exorbitantly expensive. However, responsible brokers will never push you into a loan that doesn’t align with your financial capabilities. While bridging loans provide flexibility and quick access to funds, it’s crucial to remember that they frequently have higher interest rates and costs than conventional mortgages. So let’s examine the complexities of bridging loan fees and determine when and why they are appropriate.

When Should You Consider a Bridging Loan?

Bridging loans have proven invaluable for various clients, not just multi-million-pound developers. Here are some scenarios where the costs are justified:

  • Property Purchase and Chain Breaks: When you’re buying a new property before selling your existing one, bridging loans can bridge the gap between the sale proceeds of your current property and the purchase price of the new one. This is especially helpful when you want to secure your dream home quickly and avoid missing out on a good deal.
  • Auction Purchases: Bridging loans are often used by buyers at property auctions, where immediate funding is required upon winning a bid. You can secure the property with a bridging loan and later refinance with a traditional mortgage.
  • Renovations and Refurbishments: If you’re planning big repairs or renovations on a piece of property, a bridging loan may be able to provide you with the funds you require. You can choose to sell the property once improvements have been made or refinance it.
  • Property Development: Property developers frequently use bridging loans to finance construction or development projects. These short-term loans offer flexibility in managing cash flow and can be repaid once the project is completed.
  • Unmortgageable Properties: Due to their condition or unique attributes, some properties may be considered “unmortgageable” by standard lenders. Bridging loans can be utilised to purchase such properties with the goal of eventually converting them to mortgage financing.
  • Downsizing: A bridging loan might help you buy your new house while you wait for the sale of your old one if you’re downsizing to a smaller property and have a lot of equity in your present one. The long-term advantages of residing in a favoured area can more than compensate for the costs.
  • Fast Purchase: In competitive real estate markets, securing a property quickly can be crucial. Bridging loans provide the speed needed to outbid other buyers or to capitalise on time-sensitive opportunities.
  • Business Purposes: Entrepreneurs and business owners may use bridging loans to inject capital into their ventures, fund expansion, or cover temporary cash flow gaps.
  • Property Chain Delays: Delays in a property chain can disrupt your home buying plans. A bridging loan can help you proceed with your purchase while waiting for chain-related issues to be resolved.
  • Emergency Situations: In unforeseen circumstances where immediate funds are required, such as urgent repairs or settling financial obligations, a bridging loan can provide a short-term solution.

Understanding Bridging Loan Costs

The fees and expenditures involved with applying for and maintaining a short-term bridging loan are included in bridging loan charges. When considering whether to pursue this sort of funding, one should carefully evaluate these fees because they can add up. The following are the main elements of bridging loan costs:

  • Fee for Arrangement: This is often the bridging loan’s largest up-front fee. A portion of the loan amount, usually between 1% and 2%, serves as the arranging charge. Even if the loan is not ultimately approved or used, it is paid to the lender to set up the loan and is not recoverable.
  • Valuation or Survey Fees: To ascertain the worth and condition of the property, lenders demand fees for an appraisal or survey of the property. The cost of these surveys, which may vary depending on the value and nature of the property, is the responsibility of the borrower. These fees are typically paid upfront.
  • Legal Fees: Legal fees are incurred because the bridging loan is secured against the property title. Legal fees are incurred by both the borrower and the lender and are frequently covered by the borrower. Depending on how complex the legal work is, these costs may change.
  • Broker Fees: A mortgage broker may charge a fee for their services if you use them to find and obtain a bridging loan. Broker fees should be made known up front and can either be a flat fee or a percentage of the loan amount.
  • Monthly Interest Rate: Bridge loans are well known for having monthly interest rates that are higher than typical mortgages. Loan-to-value ratio (LTV), loan size, property condition, and borrower creditworthiness are some of the variables that might affect interest rates, which are normally established on a monthly basis. For the life of the loan, borrowers are accountable for paying each month’s interest costs.
  • Exit Fees: Some lenders charge exit fees when the loan is repaid. These fees cover the cost of removing the legal charge from the property title and can vary among lenders. Not all lenders charge exit fees.
  • Telegraphic Transfer Fees: When money is transmitted telegraphically between banks, there may be a cost involved. Despite being a tiny price, you should nevertheless take this into account as a further expense.
  • Administrative Fees: Drawdown fees (charged when the loan funds are disbursed) and redemption fees (charged once the loan is redeemed) are two examples of administrative fees that may be associated with bridging loans.

Factors Influencing Interest Rates:

  • Loan-to-Value Ratio (LTV): Lower ratios result in lower interest rates.
  • Loan Amount and Duration: A well-planned exit strategy can secure lower rates.
  • Property Condition and Purpose: Riskier projects often incur higher rates.
  • Regulation: Regulated loans are typically cheaper but have stricter requirements.
  • Location: Remote or challenging locations can lead to higher rates.
  • Credit History: While property value matters more, poor credit may raise rates.
  • Interest Calculation: Bridging loan interest is calculated monthly and can be paid back anytime.
  • Repayment Flexibility: You can include refurbishment costs in your loan, potentially covering expenses through property profit.

Understanding of Bridging Loan Fees and Charges

  • Facility Arrangement Fees: Standard in the industry, typically 2% of your loan amount.
  • Loan Drawdown Fees: Vary by lender, generally around £295.
  • Redemption Fees: Typically around £120 when the loan is repaid.
  • Exit Fees: Some lenders charge about 1.25% upon loan repayment.
  • Telegraphic Transfer Fees: Typically £25.
  • Survey Fees (Valuation Fees): Cover the lender’s valuation costs, which vary based on property value and complexity.
  • Legal Fees: Legal costs incurred due to the loan are passed on to you.
  • Broker Fees: Bridging advisors typically charge a fee for their services, which can vary.

How to Reduce Costs?

Survey fees, legal fees, and broker fees are paid upfront. Other costs, including interest, can be rolled into the loan and repaid at the end of the term. To lower costs, consider securing the loan against multiple properties or providing additional security. Expert advice can help identify cost-saving strategies.


Bridging loans, often misunderstood for their costs, can be a valuable financial tool when used appropriately. Understanding the fees and seeking expert advice can help you navigate the world of bridging finance effectively. If you’re considering a bridging loan, our team is here to assist you. Contact FinSpace to discuss your unique needs in detail and get solutions tailored to your specific needs!

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