Every commercial mortgage lender on the Lendus panel, with the rate, loan size, decision speed and eligibility each one publishes, plus 5 picks for specific jobs.
Last reviewed by the Lendus editorial team. Lendus is an introducer, not a lender.
A commercial mortgage funds the purchase or refinance of an office, shop, warehouse, pub, hotel or mixed-use property, whether your own business occupies it or you hold it as an investment. Comparing them is awkward for one reason: most lenders on this panel do not publish a commercial mortgage rate. Several quote every case individually, one takes submissions only through registered brokers, and several of the rest publish a bridging rate per month that has nothing to do with their mortgage pricing. The table below prints what each lender actually publishes and says plainly where that is nothing.
5 of the 12 panel lenders below, chosen for a specific job. Every figure in these cards is read from that lender's own record. The full panel follows.
Shawbrook publishes commercial mortgages from 5.5% per year, which is the only straightforward commercial mortgage rate published by any lender in this table. It lends £50,000 to £25 million, gives indicative terms within 24 hours and completes in 2 to 4 weeks, and names HMOs, portfolio landlords and semi-commercial property as its track record. Shawbrook Bank Limited is authorised by the Prudential Regulation Authority and regulated by the Financial Conduct Authority and the PRA, firm reference number 204574.
West One publishes buy-to-let mortgages from 5.8% per year on £50,000 to £20 million, with a credit decision within 24 hours. It also writes second charge lending, so it can sit behind an existing mortgage rather than requiring you to refinance the whole position, and it covers both regulated and unregulated cases. West One Secured Loans Ltd is authorised and regulated by the Financial Conduct Authority, firm reference number 776026.
Allica Bank publishes commercial mortgage limits of up to £10 million for owner-occupied property and up to £15 million for investment property, and publishes its arrangement fees where it does not publish its rates: 1.5% on owner-occupied and 2.0% on investment. Commercial mortgage rates are individually quoted at application. Its record cites a customer case study in which an offer was issued within around 7 days. It asks for 2 years of financial accounts. Allica Bank Limited is authorised by the Prudential Regulation Authority and regulated by the Financial Conduct Authority and the PRA, firm reference number 821851.
Recognise Bank aims to make contact within 24 hours and to give indicative terms within 48 hours, and it is the only lender in this table that publishes a standard variable rate, currently 9.50% on commercial mortgages, with fixed rates assessed individually. It lends £250,000 to £10 million and asks for 2 years of trading. Recognise Bank Limited is authorised by the Prudential Regulation Authority and regulated by the Financial Conduct Authority and the PRA, firm reference number 849404.
Hampshire Trust Bank publishes a per-customer lending ceiling of up to £35 million across bridging, specialist mortgages and development finance, and no minimum loan size. It publishes no rates at all: pricing goes to registered brokers through its intermediary portal, and it accepts no direct applications, which is a real constraint rather than a detail. Hampshire Trust Bank Plc is a full UK bank, authorised by the Prudential Regulation Authority and regulated by both the Financial Conduct Authority and the PRA, firm reference number 204601.
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Check EligibilityEvery lender on the Lendus panel whose record carries commercial mortgages. Several of these also write bridging, and where they do the published rate is usually a bridging rate quoted per month rather than a mortgage rate quoted per year, so read the rate column together with the profile rather than on its own.
Lenders that publish a rate are listed first, then those that quote every deal individually. Within each group the order is alphabetical, so a lender's position in this table is not a score.
| Lender | Facility size | Published rate | Decision speed | Minimum trading history | Checked |
|---|---|---|---|---|---|
| Aldermore Bank | £2k to £10m | 4.5% to 20%per year | Same-day decisions on asset finance up to £250,000; 3–5 days for larger deals | 12+ months for most products | |
| Allica Bank | £25,001 to £15m | 9.90% to 13.75%per year | Business loan decisions are typically given no later than the next working day. Commercial mortgage offers have been issued within around seven days of application, according to a customer case study published on Allica's own website. | 3+ years of filed accounts for unsecured business loans; 2+ years of financial accounts for commercial mortgages | |
| LendInvest † | £75k to £15m | 0.54% to 1.2%per month | Credit decision within 24–48 hours; legal completion 2–4 weeks | None required for property-backed lending | |
| Octopus Real Estate | £50k to £100m | 0.55% to 0.85%+per month | No fixed timeframe is published. Octopus states it delivers fast completions, even on complex cases, with a dedicated case team for large bridging and development loans; exact timescales are confirmed once a case is submitted. | No minimum trading history is published. Lending is assessed against the security property, development scheme and exit strategy rather than the borrower's trading record, and newly formed special purpose vehicles (SPVs) are commonly used for bridging and development deals. | |
| Recognise Bank | £250k to £10m | 0.79% per month (bridging, residential security) to 9.50% p.a. (commercial mortgage Standard Variable Rate)as the lender publishes it, see profile | Online enquiry takes just minutes to submit; Recognise Bank aims to make initial contact within 24 hours and to provide indicative terms within 48 hours. A specific timeframe for final funds release is not published. | 2+ years | |
| Shawbrook Bank | £50k to £25m | 0.55% to 1.25%per month | Indicative terms within 24 hours; completion typically 2–4 weeks | 12+ months preferred; none required for property-backed bridging | |
| Together | £50k to £25m | 0.55% to 1.5%per month | Indicative terms within 24 hours; completion 2–4 weeks | None required for property-backed lending | |
| West One Loans | £50k to £20m | 0.55% to 1.3%per month | Credit decision within 24 hours; completion typically 2–3 weeks | None required for property-backed bridging | |
| Hampshire Trust Bank | Up to £35m | No public rate card | Bridging finance targets 21 days from application to completion, supported by dual legal representation; specialist mortgage and development finance timescales are assessed case by case with a broker | No minimum published; HTB lends only through registered intermediaries and assesses each case individually rather than against a fixed trading history rule | |
| Investec | £5k to £100m | No public rate card | No standard timeline is published. Facilities are arranged through a dedicated relationship banker and underwritten individually, so timescales depend on the complexity and size of the deal rather than an automated same-day decision. | Not publicly stated. Investec assesses each business individually rather than publishing a minimum trading history requirement. | |
| OakNorth Bank | From £1m | No public rate card | OakNorth states it typically funds partners within weeks rather than months, and in some cases within days; no fixed guaranteed decision timescale is published | No fixed minimum published; trading history is one of several factors assessed case-by-case | |
| Roma Finance † | £75k to £3m | No public rate card | Service level target of a response within 24 hours; Roma Finance states 80% of RomaFLOW bridging cases complete within 28 days, and cites a record bridging completion of 5.5 hours and a record buy-to-let completion of 6 days | Not published as a fixed minimum. Roma Finance underwrites manually and case-by-case, focusing on the borrower's strength, experience and exit strategy rather than a set minimum trading history |
Figures are taken from each lender's own published material on the date shown and are indicative, not offers. Where a lender publishes no rate we say so rather than estimating one. A monthly rate and a factor rate are not APRs and do not convert cleanly into one.
A lender's published rate can cover more than one of its products. Each lender's profile carries the full note, including which product the figure applies to and any fees charged on top.
† Lendus has not confirmed the regulatory status of LendInvest, Roma Finance against a primary source, so this page makes no regulatory claim about them. Check the FCA Register at register.fca.org.uk before you commit to any lender.
Reviewed 25 August 2026. This page is built from the Lendus lender panel rather than from a shortlist. Every provider whose record carries commercial mortgages appears in the table below, in an order generated from the records themselves: lenders that publish a rate come first, then lenders that quote every deal individually, alphabetically within each group. Position in that table is not a score. The picks above it are editorial, and "best" here means best for a stated job, such as the only published rate, the highest published limit, or the shortest published route to indicative terms. The reason is written next to each pick, so you can disagree with it. We do not score lenders out of 5 and we do not rank them against one another, because the right lender depends on your size, your trading history and what you are funding. Rates, facility sizes, decision times and eligibility are taken from each lender's own published material on the date shown against it, and are indicative rather than offers. Where a lender publishes no rate, we print that rather than estimating one, and we print a rate in the unit the lender quotes it in, because a monthly rate and a factor rate are not APRs. We make no statement about a firm's regulatory status unless we have confirmed it against a primary source and recorded that source on the lender's own page; where we have not, we say so and point you to the FCA Register.
Lendus receives a commission or referral fee from brokers and lenders when a business we introduce goes on to receive funding. It does not affect the rates you are offered, and it cannot affect the order of the table above, which is generated from the lender records rather than set by hand.
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