Acorn Refurb Desk · BRR & Value-Add Property Finance
For heavy and light refurbishments acquired Below Market Value, facilities can fund 100% of the purchase price, 100% of Stamp Duty, and 100% of the refurbishment budget in staged drawdowns, structured against the post-works Gross Development Value (GDV).
Genuine BMV status must be independently verified. Funding remains subject to lender criteria, gross lending caps, planning requirements and a credible exit; fees and contingency may require your own cash.
Prefer to talk? 0207 959 3882
The 4 Refurbishment Pathways
From a ten-day cosmetic refresh to a structural HMO conversion — each pathway is underwritten on the post-works value, not just the purchase price.
Aesthetic updates, kitchen and bathroom replacements, re-wiring, central heating, and EPC upgrades to Band C.
Structural alterations, removing load-bearing walls, rear and side extensions, loft conversions, and re-roofing.
Professional landlords using short-term capital to force appreciation and recycle initial equity into the next deal.
Converting commercial offices and retail into flats, or turning single residential homes into licensed HMOs and MUFBs.
How It Works
The three mechanics that turn short-term refurb capital into recycled deposits and long-term portfolio growth.
For heavy and light refurbishments acquired Below Market Value, facilities can fund 100% of the purchase price, 100% of Stamp Duty, and 100% of the refurbishment budget in staged drawdowns, structured against the post-works Gross Development Value (GDV). The renovation budget is released in stages (tranches) in arrears as work is completed and signed off. Gross lending caps, fees, contingency and cash needed before reimbursement remain subject to lender underwriting.
Adding value through structural or cosmetic improvements increases both the capital market value and the potential rental income. This creates instant equity that high-street banks ignore when lending on a standard purchase price.
We pre-package your long-term exit mortgage — Specialist BTL, HMO, MUFB, or Commercial — at the same time as arranging the refurb facility, guaranteeing a smooth transition once practical completion is reached.
Properties without a working kitchen or bathroom, with severe damp or structural defects, are routinely rejected by high-street lenders. Our specialist refurb lines look beyond current condition to focus entirely on Post-Works Value (GDV) — so the worst house on the best street becomes fundable.
Interactive Tool
Model total project cost, the equity you create through the works, and how much of your original capital the refinance pulls back out.
Target Refinance LTV
Genuine BMV facilities may fund 100% of purchase price, Stamp Duty and works in staged drawdowns against GDV, subject to lender caps. This calculator models project cost and long-term refinance only; it excludes SDLT, fees and bridging interest and does not establish the initial facility. The 65%–75% choices are refinance LTVs, not bridging acquisition limits.
| Total Project Cost | £225,000 |
|---|---|
| Projected Value Uplift / Profit Created | £75,000 |
| Max Refinance Loan at 75% LTV | £225,000 |
| Net Equity Recycled / Pulled Back Out | £0 |
The refinance releases £0 of your £225,000 total investment back out, leaving £225,000 tied in against £75,000 of created equity.
Check Refurbishment EligibilityIndicative illustration only. Actual Day-1 advance, works drawdown structure and refinance terms depend on the property, experience, exit strategy and full lender underwriting.
Acorn.finance is a specialist credit broker authorised and regulated by the FCA (#660207), not a tax advisory firm or accountant. Property flipping, structural alterations, Capital Gains Tax (CGT) vs. Income Tax on property trading, Capital Allowances, and Stamp Duty Land Tax (SDLT) refunds on uninhabitable property carry distinct legal and tax implications. The information on this page is designed to highlight key structural considerations so you can lead an informed discussion with your qualified accountant or tax specialist.
Knowledge & Next Steps
Buying uninhabitable or unmortgageable stock? How to fund derelict purchases against post-works value.
Fast short-term capital for auctions, chain breaks and commercial flips at 0.5%–1.5% per month.
The specialist long-term exits for your converted HMOs and multi-unit blocks.
Scaling beyond refurb? Senior debt and stretched facilities for ground-up schemes.
Commercial & Property Debt
Document preparation
Light & Heavy Refurbishment
Document requirements vary by lender and circumstances. Collected documents are not uploaded or verified here.
These establish the transaction and ownership. Include the agreed price and solicitor details; flag title restrictions or unusual conditions.
Lenders assess project scope and funding needs. Separate structural and cosmetic works, include contingency and identify required permissions.
Quotes and timings support delivery checks. Confirm the scope, exclusions, payment stages and contractor credentials.
The lender considers the completed property value. Support estimates with comparable evidence; the lender’s valuation may differ.
The lender needs a credible repayment route. Include refinance criteria or the sales plan; a DIP does not guarantee a final mortgage offer.
Show the deposit source and available works cash. Allow for fees, contingency and works paid before staged reimbursement.
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Frequently Asked Questions
Ready to fund your next refurb or BRR project? Speak to the Acorn Refurb Desk on 0207 959 3882.
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