How much can I borrow with a bridging loan? Three caps, and the one that binds.
Up to 75% of the property's value on a first charge in 2026, which is about 65% in cash once retained interest and the arrangement fee come out of the gross loan. On a £400,000 property that is a £300,000 facility and roughly £255,000 towards the purchase over nine months. Three caps decide the figure: loan to value, the lender's maximum loan, and the exit.
By Dominic Whitecross, Co-Founder, HyLend. Last reviewed October 2026.
The short answer, by property value
| Property value | Gross loan at max LTV | Cash towards purchase | Basis |
|---|---|---|---|
| £250,000 | £187,500 | £159,000 | Residential, 9 months, 0.69% pm |
| £400,000 | £300,000 | £255,000 | Residential, 9 months, 0.69% pm |
| £750,000 | £562,500 | £476,000 | Residential, 9 months, 0.75% pm |
| £1,500,000 | £1,050,000 | £880,000 | Semi commercial, 70% LTV, 0.85% pm |
| £3,000,000 | £1,950,000 | £1,610,000 | Commercial, 65% LTV, 0.95% pm |
Indicative, October 2026, retained interest and a 2% arrangement fee deducted from the gross. Second charge bridging is capped lower, usually 65% to 70% of value across both charges. Land, HMOs of scale and trading assets sit lower again. Rates by leverage →
Cap one: loan to value, and which value
Every lender quotes a maximum percentage, and the percentage is the easy part. What moves your number is the value it is applied to. Most residential bridges size on open market value. Many commercial and auction cases size on a 90 day or 180 day figure, which can sit 10% to 20% below market value, so a 75% loan against a 180 day value is often a 60% loan against the price you are paying. Ask which basis before you ask the rate. 90 and 180 day valuations explained →
On a purchase, lenders also apply the lower of price and value for the first six months of ownership, so a genuine below market value purchase does not lift the loan unless the lender will size on value from day one. A handful will. Below market value bridging →
Cap two: the lender's own limits
Each lender has a maximum loan, a maximum per property and a maximum exposure to one borrower. The mainstream residential panel sits at £1m to £3m per loan; the specialist and institutional end runs to £25m and beyond on commercial and portfolio security. The borrowing ceiling for a large case is set by which lenders are in the room, not by the percentage.
Cap three: the exit has to repay it
A bridge is sized against how it is repaid. If the exit is a sale, the lender wants the loan comfortably inside the achievable sale price after costs. If the exit is a refinance onto a term loan, the term lender's own limits apply: on a buy to let that is rental cover at a stressed rate, on commercial property it is loan to value and debt service. A bridge that the term loan cannot repay will be cut back at underwriting, however good the LTV looks. Test the exit with the free deal sheet →
How to raise the ceiling
Three things move the figure. Additional security: a second property added to the charge can take the combined loan to 100% of the purchase price. Serviced interest: paying interest monthly instead of retaining it keeps the gross loan free for the purchase, which adds about 6% to 8% of value in cash on a nine month term. And the valuation basis: a lender that sizes on market value rather than a 90 day figure can lend 10% to 15% more against the same building. We test all three on every case before quoting.
How we place it
The question is never the maximum LTV in the brochure; it is which lender will apply which percentage to which value on this property, with this exit, at this size. We run the case across the whole market on those variables and tell you the real ceiling, not the advertised one.
Send the basics
Asset, amount, timeline and exit. Lender backed indicative terms within 24 hours, tested across the whole market rather than a single panel.
Send the basics → or call 07310 008347, or WhatsApp +44 7741 434395.
How much can I borrow: FAQs
What is the maximum LTV on a bridging loan in the UK?
Up to 75% of value on first charge residential and semi commercial security at mainstream lenders in 2026, 65% to 70% on commercial property, land and second charges. Gross LTV includes retained interest and fees, so the cash released is lower.
Can I borrow 100% of the purchase price with a bridging loan?
Only with additional security. A second property charged alongside the purchase, or a genuine below market value purchase at a lender that sizes on open market value, can take the loan to 100% of the price. There is no unsecured 100% bridge.
How much cash do I need for a bridging loan?
Roughly 35% of the property value on a standard purchase once retained interest and fees are counted, against the 25% the headline LTV suggests. Serviced interest reduces that. See the deposit guide for the worked numbers.
Does my income affect how much I can borrow?
Rarely on a retained interest bridge, because the interest is paid from the loan. It matters on serviced interest and it matters to the exit: a refinance exit is tested on affordability or rental cover by the term lender.
How quickly can I find out my real maximum?
The calculator gives the arithmetic in 30 seconds. For a lender backed figure, send the asset, amount, timeline and exit and we return indicative terms within 24 hours, with the valuation basis each lender will use.