Acorn Bridging Desk · Fast, Short-Term Property Capital
Rapid-deployment capital from 1 to 24 months. Whether you need a 0.5% p/m prime residential bridge or bespoke funding for a complex commercial flip, we deliver when high-street lenders say no.
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Bridging Strategies
Auctions, refurbishments, broken chains and complex commercial deals — four distinct use cases, four distinct underwriting approaches.
Hitting strict auction house completion deadlines (usually 28 days).
Buying unmortgageable or derelict properties, renovating, and flipping or refinancing.
Saving your dream home purchase when your buyer pulls out or the property chain collapses.
Commercial property acquisitions, land without planning, or development exit loans.
Pricing & Interest Mechanics
Bridging is priced monthly, not annually — and how you pay that interest changes how much cash reaches your account on day 1.
Prime / Vanilla (c. 0.50% – 0.75% p/m)
Low LTV (under 60%), clean residential properties in prime locations, and a strong exit strategy — for example selling a highly liquid asset.
Standard Refurbishment (c. 0.85% – 1.15% p/m)
Buying an unmortgageable BTL, light or medium works required, refinancing onto a Buy-to-Let mortgage as the exit.
Complex / Commercial (c. 1.25%+ p/m)
Land without planning, heavy commercial conversions, specialised assets, or borrowers with adverse credit.
Retained Interest
The most common route. The lender calculates the total interest for the term (e.g. 12 months) and deducts it from the Day 1 gross loan. You pay £0 per month.
Rolled-Up Interest
Interest is added to the loan balance each month and compounded. Paid entirely at the end of the term.
Serviced Interest
You pay the interest monthly just like a standard mortgage (requires proof of strong independent income).
Bridging loans are temporary. A lender will only approve the facility if there is a concrete, viable plan to repay the loan at the end of the term. The two primary exits are:
Interactive Tool
Work backwards from the net cash you need to the gross loan, retained interest, arrangement fee and gross LTV.
Interest Type
Retained interest and the arrangement fee are deducted from the gross loan on day 1, so the gross facility is always larger than the cash you receive. Arrangement fee assumed at 2% of the gross loan.
Retained facility: you receive £400,000 net on day 1 and pay £0 per month for 12 months.
Check Bridging EligibilityIndicative illustration only. Actual rates, fees, LTVs and terms depend on the security, the exit strategy, the valuation and full lender underwriting. Legal, valuation and broker costs are not included above.
Acorn.finance & Acorn.mortgage are trading styles of Paul Thompson. Authorised and regulated by the Financial Conduct Authority (FCA #660207). Commercial mortgages, unregulated bridging, and business loans are not all regulated by the FCA. Bridging loans secured against a property you or a family member currently live in (or intend to live in) are heavily regulated by the FCA to protect consumers. Bridging loans for investment property, commercial assets, or Limited Company SPVs are generally unregulated. We will always clarify the regulatory status of your loan. As a broker, we do not provide legal or tax advice regarding capital gains or property flipping.
Knowledge & Next Steps
How to buy derelict, non-standard and unmortgageable stock with bridging.
Ground-up schemes, senior debt and the full capital stack.
Long-term commercial debt — the most common bridging exit.
Refinance the finished asset onto a specialist BTL mortgage.
Frequently Asked Questions