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Property Finance

Comprehensive funding solutions for commercial property investment, buy to let mortgages, and property development projects across the UK.

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What are Working Capital Loans?

Working capital loans are short-term business finance options designed to help UK companies cover daily operational costs—like payroll, inventory, rent, or supplier payments. Unlike traditional loans for big-ticket investments, working capital finance supports your everyday needs to ensure smooth cash flow.

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£100,000

Loan Term

Total repayment

Monthly repayment

RAPR

Interest

32 Months

£119,173.27

£3,819.66

14.4%

14.4% p.a (Fixed)

The rate you get will depend on your individual, financial circumstances. Late repayment can cause you serious money problems. For more information, Go to moneyhelper.org.uk

How Does Property Finance Work?

Property finance encompasses a comprehensive range of funding solutions designed specifically for commercial property investment, buy to let mortgages, and property development projects. Unlike traditional residential mortgages, property finance products are structured to accommodate the unique requirements of property investors, developers, and businesses seeking to acquire or refinance commercial and investment properties.

The property finance process begins when investors or businesses apply for commercial mortgages, buy to let mortgages, or bridging loans by submitting detailed property information, financial documentation, and investment plans to specialized property finance providers. These lenders assess applications based on property values, rental income potential, borrower experience, and overall investment viability, enabling applicants to secure property finance based on the commercial merit of their property investment projects.

Property finance providers in the UK serve thousands of property investors and businesses across diverse sectors, offering alternatives to traditional residential mortgage products for those seeking to build property investment portfolios or develop commercial property projects. This specialized approach to property finance proves particularly valuable for experienced property investors, property developers, and businesses requiring flexible funding solutions for commercial property acquisition or development.

Types of Property Finance Available

Commercial Mortgages represent the most common form of property finance for businesses and investors purchasing office buildings, retail units, warehouses, or other commercial properties. Commercial mortgage providers typically offer loan-to-value ratios of 60-80% with terms ranging from 5 to 30 years, enabling borrowers to spread property finance costs over extended periods while building equity in commercial property investments.

Buy to Let Mortgages provide specialized property finance for individual investors and companies purchasing residential properties for rental income generation. Buy to let mortgage lenders assess applications based on projected rental income, typically requiring rental yields of 125-145% of monthly mortgage payments, making this form of property finance particularly suitable for experienced landlords and property investment companies.

Bridging Loans offer short-term property finance solutions for investors requiring rapid property acquisition, auction purchases, or temporary funding while arranging longer-term commercial mortgages. Bridging loan providers can complete property finance applications within days rather than weeks, enabling borrowers to secure properties quickly in competitive markets or time-sensitive situations.

Development Finance provides specialized property finance for construction projects, property renovations, and commercial development schemes. Development finance lenders release funds in stages throughout construction phases, enabling developers to manage cash flow effectively while completing property development projects with appropriate financial backing.

Property Investment Loans offer flexible property finance solutions for portfolio landlords and property investment companies seeking to expand their holdings across multiple properties. Property investment mortgage providers often offer preferential rates and terms for experienced investors with proven track records in property investment and management.

Auction Finance provides rapid property finance solutions for investors purchasing properties at auction, where traditional mortgage timescales are incompatible with auction completion requirements. Auction finance providers can arrange property finance within 28 days, enabling successful bidders to complete purchases within standard auction timeframes.

What are the benefits of property finance?

Property finance offers numerous advantages for property investors, developers, and businesses seeking to acquire or develop commercial and investment properties. The specialized nature of property finance products ensures that borrowers can access funding solutions specifically designed for property investment requirements, rather than attempting to use inappropriate residential mortgage products for commercial property purposes.

Flexible Lending Criteria represents a significant advantage of property finance, as commercial mortgage and buy to let mortgage providers assess applications based on property investment merit rather than solely on personal income or credit history. This approach enables property investors to secure property finance based on rental income potential, property values, and investment experience, making commercial property investment accessible to a broader range of borrowers.

Higher Loan Amounts available through property finance enable investors to pursue larger commercial property investments or develop substantial property portfolios. Commercial mortgage providers typically offer property finance from £100,000 to £10,000,000 or more, enabling borrowers to acquire significant commercial properties or fund major development projects that would be impossible with standard residential mortgage products.

Competitive Interest Rates on property finance products reflect the secured nature of commercial property lending, with commercial mortgage and buy to let mortgage rates often comparing favourably to unsecured business loans or other forms of commercial finance. Property finance providers compete actively for quality borrowers, resulting in competitive pricing across commercial mortgage, buy to let mortgage, and bridging loan markets.

Tax Efficiency advantages of property finance enable investors to offset mortgage interest payments against rental income for tax purposes, reducing the overall cost of property investment. Commercial mortgage and buy to let mortgage interest payments are typically allowable business expenses, making property finance an efficient method of funding property investment activities while minimizing tax liabilities.

Portfolio Growth Opportunities through property finance enable experienced investors to leverage existing property equity to fund additional acquisitions, creating compound growth in property investment portfolios. Commercial mortgage and buy to let mortgage providers often offer preferential terms for portfolio refinancing, enabling investors to release equity for further property finance requirements.

Professional Property Management support from property finance providers often includes access to specialist property management services, letting agents, and property investment advice. Many commercial mortgage and buy to let mortgage lenders maintain relationships with professional service providers, enabling borrowers to access comprehensive support for their property investment activities.

Possible disadvantages of property finance

Property market volatility means that property values can fluctuate significantly, potentially leaving you in negative equity. UK house prices experienced a 16.1% decline during the 2008–2009 financial crisis [1], and commercial property values fell by up to 44% in some sectors [2].

High interest rate risk arises because property finance rates are typically higher than residential mortgages, and rising interest rates can significantly increase your monthly payments.

Illiquidity and exit difficulties occur since property is an illiquid asset that can take months or years to sell. Commercial properties typically take 6–12 months to sell [5], during which you continue paying finance costs and maintenance expenses.

Void periods and rental risk are concerns for investors, as buy-to-let and commercial properties face void periods between tenants. Recent UK commercial property market analysis shows continued challenges with vacancy rates, particularly in certain sectors. The commercial property market experienced significant volatility in 2024.

High transaction and ongoing costs result from the fact that property transactions involve substantial costs including stamp duty, legal fees, surveys, and broker fees. Commercial property stamp duty ranges from 0% to 5% of the purchase price [7].

Regulatory and tax changes can impact returns because property taxation and regulations change frequently. Recent changes include Section 24 tax relief restrictions for buy-to-let landlords, reducing the tax deductibility of mortgage interest [8].

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What customers say about us*

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Very easy to use in helping me find an…

Very easy to use in helping me find an affordable loan. Everything up front & clearly explained. 100% recommended.

Jon Grainger

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I have always tried to find my own loans in the past but the deal loan tube found me was better than any I have ever found and super fast to find me a lender where the deal suits everyone (brilliant)

Stephen

We had an amazing experience working…

We had an amazing experience working with Loan Tube. For a long time, we struggled to secure long-term funding and often ended up with short-term finance. However, Loan Tube made a real difference. Not only did they help us obtain long-term funding, but the process was also incredibly fast and efficient, with funds to be remitted within just two weeks...

Glasswords Account

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Brilliant

Brilliant , Steve and Craig were friendly, understanding and professional, first time I have had such a good experience getting a loan, would recommend to anyone.

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Frequently Asked Questions About Property Finance

How does property finance differ from a standard mortgage?

Property finance encompasses a broad range of financial products designed specifically for property acquisition, development, or investment, beyond a standard residential mortgage. While a standard mortgage is typically for an individual buying their primary residence, property finance caters to commercial properties, investment properties (like buy-to-let), property development, or bridging finance for short-term needs. It’s often used by businesses, property developers, and professional landlords.

Key differences include:

Purpose: Investment, commercial use, or development vs. owner-occupation.
Lending Criteria: Focus on property’s income potential, developer’s experience, or business plan viability rather than just personal income and credit score.
Loan Structures: More complex, often involving interest-only payments, staged drawdowns for development, or higher loan-to-value ratios for commercial assets.
Regulation: Often falls under commercial lending regulations rather than consumer mortgage regulations, though some buy-to-let mortgages have consumer protections.

What types of properties can be financed through Property Finance?

Property finance is versatile and can be used for a wide array of property types, including:

Commercial Properties: Offices, retail units, industrial warehouses, factories, hotels, pubs, restaurants, and mixed-use developments.
Residential Investment Properties: Buy-to-let properties (single units or portfolios), Houses in Multiple Occupation (HMOs), student accommodation.
Development Projects: Land acquisition for new builds, residential and commercial property construction, refurbishment projects.
Specialised Properties: Care homes, medical centres, agricultural land and buildings, leisure facilities.

The specific type of finance product will depend on the property’s use, its income-generating potential, and the borrower’s intentions. For instance, a commercial mortgage is for purchasing an operational business premises, while development finance is for building new structures.

What are the eligibility criteria for property finance?

The eligibility criteria for property finance are generally more stringent than for residential mortgages, focusing on the viability of the project or the income-generating potential of the property. Common criteria include:

Borrower Profile: For individuals, a strong credit history and relevant experience (e.g., as a landlord or developer). For businesses, a solid trading history, robust financials, and a clear business plan.
Property Type: Lenders have specific criteria for the type, location, and condition of the property.
Loan-to-Value (LTV): Lenders typically offer between 50% to 80% LTV, depending on the product and property type. For development finance, it might be based on Loan-to-Cost (LTC) or Gross Development Value (GDV).
Exit Strategy: A clear plan for how the loan will be repaid (e.g., sale of property, refinancing, rental income).
Experience: For development or complex investment projects, lenders often require the borrower to have prior successful experience.

Each lender will have specific requirements, and LoanTube can help you navigate these to find the best match.

What are the costs associated with property finance?

Yes, startups can apply for working capital loans; however, they may face more stringent requirements due to a lack of trading history and established credit. Lenders might require personal guarantees or collateral to mitigate risk. Exploring alternative financing options, such as government-backed startup loans, may also be beneficial.

Can I get property finance with bad credit?

While a strong credit history is always beneficial, it is possible to secure property finance even with a less-than-perfect credit score. Specialist lenders are often more flexible and willing to consider applications from borrowers with adverse credit, provided there are mitigating circumstances or a strong overall case. They will typically focus more on the viability of the property or project, the strength of the exit strategy, and the borrower’s ability to service the debt.

Factors that can help include:

A substantial deposit or equity in the property.
A clear explanation for past credit issues.
A robust business plan or income projection for the property.
Using a specialist broker who has access to a wider range of lenders.

It’s important to be transparent about your credit history from the outset to ensure you are matched with appropriate lenders.

Property Finance

Comprehensive funding solutions for commercial property investment, buy to let mortgages, and property development projects across the UK.

4.7

Customer Reviews

Get started today

Warning: Late repayment can cause you serious money problems. For more information, Go to moneyhelper.org.uk

What are Working Capital Loans?

Ready to get started?

Compare loans in 3 simple steps

1. Loan Details

2. See offers

3. Select

The LoanTube Pledge

Educated guesses aren't good enough

Get started today

The rate you get will depend on your individual, financial circumstances. Late repayment can cause you serious money problems. For more information, Go to moneyhelper.org.uk

Get started today

£100,000

Loan Term

Total repayment

Monthly repayment

RAPR

Interest

32 Months

£119,173.27

£3,819.66

14.4%

14.4% p.a (Fixed)

The rate you get will depend on your individual, financial circumstances. Late repayment can cause you serious money problems. For more information, Go to moneyhelper.org.uk

How Does Property Finance Work?

We've partnered with the best in the business

Offers from highly reputable lenders to help with your financial needs.

What are the different types of loans?

Home

Home Improvement Loans

Loan Repayment Calculator

Holiday Loans

Furniture Finance

Debt Consolidation Loans

What customers say about us*

We do our best to provide you the best experience ever

Very easy to use in helping me find an…

Very easy to use in helping me find an affordable loan. Everything up front & clearly explained. 100% recommended.

Jon Grainger

Loan tube suits me

I have always tried to find my own loans in the past but the deal loan tube found me was better than any I have ever found and super fast to find me a lender where the deal suits everyone (brilliant)

Stephen

We had an amazing experience working…

Glasswords Account

Fast and hones

Only needed a little loan but was happy how fast and honest definitely recommended

Consumer

Brilliant

Brilliant , Steve and Craig were friendly, understanding and professional, first time I have had such a good experience getting a loan, would recommend to anyone.

Paulina

* showing our selected 4 & 5 star reviews

Need some extra help?

Frequently Asked Questions About Property Finance

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