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A commercial mortgage is a long-term loan secured on business premises, used either to buy property your business trades from or to buy property as an investment. Terms usually run five to twenty-five years, shorter than a residential mortgage, because lenders underwrite against the trading business or the tenant covenant rather than a salaried borrower. Deposits are typically 25% to 40% of the property value. Owner-occupied premises for an established trading business can sometimes reach 75% to 80% loan-to-value; investment property and specialist sectors sit lower.
| Owner-occupied | Investment | |
|---|---|---|
| What the lender assesses | Your trading accounts and profitability | Rental income and tenant covenant strength |
| Typical maximum loan-to-value | Up to around 75% to 80% | Commonly 60% to 70% |
| Key risk to the lender | Your business stops trading | The tenant leaves or defaults |
| Usually needs | Two to three years of filed accounts | Leases, a schedule of tenancies and a valuation |
Commercial mortgage lenders on the Lendus panel. Most price per case, so published ranges are indicative rather than an offer.
| Lender | Facility size | Published rate | Decision |
|---|---|---|---|
| Aldermore Bank | £2k–£10m | 4.5%–20% | Same-day decisions on asset finance up to £250,000; 3–5 days for larger deals |
| Allica Bank | £25k–£15m | 9.90%–13.75% | 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. |
| Hampshire Trust Bank | £0k–£35m | Not published | 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 |
| Investec | £5k–£100m | Not published | 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. |
| LendInvest | £75k–£15m | 0.54%–1.2% | Credit decision within 24–48 hours; legal completion 2–4 weeks |
| OakNorth Bank | Not published | Not published | OakNorth states it typically funds partners within weeks rather than months, and in some cases within days; no fixed guaranteed decision timescale is published |
| Octopus Real Estate | £50k–£100m | 0.55%–0.85%+ | 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. |
| Recognise Bank | £250k–£10m | 0.79% per month (bridging, residential security)–9.50% p.a. (commercial mortgage Standard Variable Rate) | 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. |
| Roma Finance | £75k–£3m | Not published | 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 |
| Shawbrook Bank | £50k–£25m | 0.55%–1.25% | Indicative terms within 24 hours; completion typically 2–4 weeks |
| Together | £50k–£25m | 0.55%–1.5% | Indicative terms within 24 hours; completion 2–4 weeks |
| West One Loans | £50k–£20m | 0.55%–1.3% | Credit decision within 24 hours; completion typically 2–3 weeks |
Figures as published by each lender and dated on its own page. Indicative, not offers.
Owner-occupied means your business trades from the property, so the lender assesses your trading accounts and the affordability of repayments from business profit. Investment means the property is let to tenants, so the lender assesses the rental income and the strength of the tenant's covenant instead. They are underwritten differently, priced differently, and a lender strong in one is not necessarily competitive in the other.
Both exist. Most UK commercial mortgages fix for an initial two to five years and then move to a variable rate set at a margin over the Bank of England base rate or SONIA. Longer fixes are available but carry a rate premium and heavier early repayment charges. Because the fixed period is usually much shorter than the term, refinancing risk is a real part of the decision.
Usually five to twenty-five years, with fifteen to twenty most common. The term is often shaped by the remaining life of the lease if the property is leasehold, and by the age of the borrowing directors where the lender is relying on the trading business.
Interest on a commercial mortgage taken out for business purposes is generally an allowable expense against profits, whereas capital repayments are not. Treatment depends on how the property is held and used, and on whether it sits in a company or personally, so this is a question for your accountant rather than a general rule.
Rates From
4.5% p.a.
LTV
Up to 80%
Terms
5-25 years
Amounts
£100k–£10m+
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