Bridging loan calculator: every cost, instantly.
Most bridging calculators show you a teaser rate and then demand your email. Ours shows the full cost of borrowing live: gross loan, interest, arrangement fee, estimated valuation and legals, and your redemption figure, with retained and serviced interest compared side by side. No contact details required to see any of it.
See your full cost of borrowing. Instantly.
No email gate, no callbacks required. Adjust the inputs and every figure, interest, fees and redemption, updates live. The honest guide. No jargon.
Whole of market today: 0.69% to 0.95% pm on first charge residential and semi commercial, higher on commercial, land and second charge. The figure above is the assumption the numbers use; change it to model a rate you have been quoted.
First-charge residential / semi-commercial assumed. Second charge and commercial priced on request.
Indicative only. Not an offer of credit. The rate above is an assumption you can change, not a quote. Real pricing, fees and leverage vary by lender, asset, exit and borrower profile and can move at any time. Valuation and legal costs are estimates. Everything is subject to valuation and full underwriting. HyLend is a credit broker, not a lender.
Send us your deal. A broker picks it up, no commitment.
Your calculator inputs and indicative quote attach automatically, so we start from your numbers, not a blank page.
Bridging Finance
One last step, create your client login.
Set a password for and we'll open your client file. You'll be able to track your application, upload documents and view your quotes in the client portal.
You're in. Welcome to HyLend.
Your application is in our pipeline and your client file is live. Log in any time to track progress, upload documents and view your terms.
What the calculator shows you
Enter four inputs: property value, net loan required, term in months, and whether interest is retained or serviced. The calculator returns your gross loan (net advance plus retained interest plus fees added to the loan), your monthly rate based on current whole of market pricing at your LTV, your loan to value, and the full redemption figure you would repay at exit.
The retained versus serviced comparison matters most: retained means no monthly payments but a smaller day one advance; serviced means a larger advance but provable income required. Seeing both side by side on your actual numbers usually settles the structure question in one look. For the full explanation of every cost line, read how much a bridging loan costs.
Why no email gate
Because a quote you cannot see without handing over your phone number is not a quote, it is a lead capture form. If our pricing is right for your deal, you will apply; the calculator attaches your exact inputs and quote to the application so we start from your numbers, not a blank page.
A worked example: what the numbers mean
Property worth £650,000, you need £400,000 in your solicitor's account, twelve months, interest retained, rate left at the 0.69% a month entry assumption. The calculator returns this:
| Line | Figure | Why it is there |
|---|---|---|
| Net day one advance | £400,000 | The cash that actually reaches you |
| Lender arrangement fee (2%) | £8,917 | Charged on the gross loan, added to it rather than paid in cash |
| Retained interest (12 months at 0.69%) | £36,915 | Deducted up front so there are no monthly payments |
| Gross loan | £445,831 | Net advance plus fee plus retained interest: the figure the LTV is measured on |
| Gross LTV | 68.6% | £445,831 against £650,000, not the 61.5% the net figure would suggest |
| Total cost of borrowing | £52,920 | Everything above the net advance, plus valuation, legals and admin |
The line most people miss is the gap between net and gross. You asked for £400,000; the loan is £445,831; the leverage the lender tests is 68.6%. Every bridging quote you will ever receive is built on that gross figure, and it is why a deal that looks like 60% on paper can arrive at a lender as 70%. Why that decides your deposit →
How to read the result
- Monthly rate. An editable assumption, defaulting to our whole of market entry rate. Type in a rate you have been quoted and every other line recalculates. It is not a promise of pricing.
- Gross LTV. Measured on the gross loan. If it sits above 75% you will see a note about the structures that make higher leverage work, not a refusal.
- Retained versus serviced. Retained deducts the interest up front and lowers the net advance. Serviced keeps the advance higher but needs evidenced income to pay monthly. Switch between them and watch the gross loan move.
- Redemption figure. What you repay at the end on a retained bridge. On a serviced bridge it is the gross loan, with the interest having been paid along the way.
- Total cost of borrowing. The honest number. Compare two quotes on this line, not on the rate.
What the calculator cannot tell you
Three things sit outside any calculator and decide the real terms. The valuation basis: whether the lender sizes on market value or on a 90 or 180 day figure, which can change the loan by tens of thousands on the same building. Price versus value: on a purchase most lenders lend against the lower of the two for the first six months. The exit: a sale under offer and a hoped for refinance price differently, and a weak exit narrows the lender pool more than any other single factor. How valuations decide your loan →
Bridging loan calculator FAQs
How is bridging loan interest calculated?
Monthly, on the gross loan, for the whole term. On a retained interest bridge the lender multiplies the gross loan by the monthly rate and the number of months and deducts that amount from the advance up front, so a £445,831 gross loan at 0.69% for twelve months carries £36,915 of interest. On a serviced bridge the same monthly amount is paid each month instead. Most lenders calculate daily and charge monthly, which matters if you redeem mid month.
What is the difference between the gross loan and the net advance?
The net advance is the cash that reaches your solicitor. The gross loan is that figure plus the lender arrangement fee plus, on a retained bridge, the interest for the full term. The lender's maximum loan to value applies to the gross figure, so asking for a £400,000 net advance on a £650,000 property is a 68.6% loan, not a 61.5% one. Always model the net advance you actually need.
Why does the calculator show a higher LTV than I expected?
Because it measures leverage on the gross loan, which is what lenders do. Retained interest and the arrangement fee are added to what you borrow, so on a twelve month bridge at 0.69% a month the gross loan is roughly 11% larger than the net advance. Shorten the term, service the interest, or reduce the net advance to bring the gross figure down.
Does the calculator include all the fees?
It includes the lender arrangement fee, our broker fee, estimated valuation and legal costs, and the admin and transfer charges, and it totals them as the cost of borrowing. It does not include your own solicitor's fees beyond the estimate, stamp duty on a purchase, or any exit fee a specific lender might charge, which we flag on a real quote.
Is the rate shown the rate I will get?
No. It is an assumption you can change, defaulting to the current whole of market entry rate for first charge residential security at low leverage. Real pricing depends on the loan to value, the asset, the exit and the borrower. If you have been quoted a rate, type it in and the calculator shows the full cost at that figure, which is a more useful comparison than the headline.
Can I use the calculator for a second charge or a commercial bridge?
You can model the numbers, but treat the rate as a placeholder. Second charge and commercial security price above the residential entry rate and carry lower maximum loan to value, so type in a higher rate to see a realistic total cost, then send us the details and we will price it across the whole market.
A note on the value you enter
The figures here assume the property value you enter is the value the lender will use. On mainstream residential security that is usually market value. On commercial, land or specialist assets many lenders apply a restricted marketing period figure instead, typically 5% to 25% below market value, which reduces the advance without changing the headline loan to value at all.
If your deal is anything other than standard residential, it is worth understanding which figure your percentage will be applied to before relying on an output. 90 and 180 day valuations explained →
Behind the numbers
What the rate and the deposit on this calculator are based on.
- Bridging loan rates the indicative tiers by loan to value that sit behind the entry rate.
- Bridging loan deposit why the gross loan sets the cash you need.
- Bridging loan costs every fee, line by line.
