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Bridging Loans for House Purchase

Secure your next home before the mortgage paperwork catches up. Whether you are moving to a new area, upsizing at speed, or buying a property that temporarily falls outside standard lending criteria, a bridging loan gives you the transactional speed of a cash buyer. You complete on your new home now and repay the bridge when your existing property sells or your long-term mortgage funds.

200+ UK lenders
2-minute application
No credit check to apply
FCA-regulated brokers

Rates

0.4% – 1.0%

per month

Typical Term

3-18 months

Max LTV

Up to 75%

Amount

£75k – £3m

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How it works

1

A bridging lender assesses both the property you want to buy and any security you are offering (such as equity in your current home) to establish how much they will lend and at what rate.

2

Legal work and a valuation run simultaneously; most straightforward residential purchases can complete in 10-21 days, dramatically faster than a conventional mortgage.

3

The bridge funds 100% of the purchase price (up to the agreed LTV), allowing you to exchange and complete without waiting for a chain to resolve or a mortgage offer to arrive.

4

Once your existing property sells or your remortgage completes, you repay the bridging loan in full, including any rolled-up interest accumulated during the term.

When to use this type of bridging

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Risks to consider

Important

  • If your existing home takes longer to sell than anticipated, you will be paying bridging interest for an extended period, which can significantly increase the total cost of the transaction.
  • If property values fall during the bridging term, you may find yourself with less equity than expected on the sale, reducing your ability to repay the loan without additional funds.
  • Bridging loans are short-term instruments with higher rates than residential mortgages; if your exit is delayed by more than a few months, you should model the interest cost carefully before committing.

Market context

UK average house prices reached approximately £285,000 in early 2026 (ONS), with London and the South East averaging considerably higher. Average residential mortgage completion times run to 47-60 days, compared to 10-21 days for a bridging loan — a competitive advantage that is increasingly valued in a market where sellers favour certainty of completion. The FCA-regulated bridging market grew 14% year-on-year in 2025.

Frequently asked questions

Can I use a bridging loan to buy a house if I already have a mortgage?
Yes. If you have sufficient equity in your existing mortgaged property, a bridging lender can take a second charge behind your existing lender, or you can use the property you are purchasing as primary security. The lender will assess the combined loan-to-value across all security properties. You will need your existing lender's consent if the bridge is secured as a second charge.
Is a bridging loan for house purchase regulated by the FCA?
It depends on the security. If the bridging loan is secured against your primary residence (the home you live in or intend to live in), it falls under FCA regulation as a Regulated Mortgage Contract, and you must use an FCA-authorised broker and lender. If the security is an investment property or commercial asset, the loan is unregulated. Regulated bridging loans carry stronger consumer protections and the right to complain to the Financial Ombudsman Service.
How much deposit do I need to bridge a house purchase?
Most lenders advance up to 75% of the open market value of the property being purchased, so you need a minimum 25% deposit plus legal fees, stamp duty, valuation fees, and arrangement fees. In practice, if you have equity in an existing property that can be offered as additional security, some lenders will consider higher effective LTVs on the purchase asset, but cross-charging your current home carries additional risk.
What are the costs of using a bridging loan to buy a house?
Costs typically include an arrangement fee (1-2% of the loan), monthly interest (0.4-1.0%), a valuation fee (£500-£2,000 depending on property value), and legal fees on both sides. Interest is usually rolled up rather than paid monthly, so it is added to the loan and repaid at exit. On a £400,000 bridge at 0.65%/month for six months, rolled-up interest would be approximately £15,600, plus fees.
Can a bridging loan replace a mortgage for house purchase?
A bridging loan is not designed as a long-term replacement for a mortgage; it is a short-term funding tool. The exit strategy is essential — you must have a credible plan to repay, whether through a sale, a remortgage, or other funds. Lenders will assess the viability of your exit before agreeing to lend, and if you have no clear repayment route, they will decline the application.

Related bridging loans

Buy Before Selling Chain Break Regulated Bridging

Guides and resources

How Bridging Loans Work Bridging Loan Costs Bridging vs Mortgage Best Bridging Lenders Together Money Review

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