Bridging instead of selling fast: keep the value, buy the time.
A cash buyer costs you 15% to 25% of the price. If what you actually need is a few months, a bridging loan against the property can cost far less. Here is how it works, when it beats a cash sale, and when it does not.
What a bridging loan is
A short-term loan, usually 3 to 18 months, secured on the property, repaid in one go when you sell it or refinance. Interest is charged monthly (0.7% to 1.2% a month is typical in 2026) and usually "rolled up" so there is nothing to pay until the end. Arrangement fees of 1% to 2%, plus valuation and legal costs. Loans of up to 70% to 75% of the property's value, arranged in one to three weeks.
When it beats a cash sale
£250,000 house, need £120,000 for six months
| Cash sale at 80% | Bridge, then sell via agent | |
|---|---|---|
| Money released now | £200,000 | £120,000 (loan) |
| Cost | £50,000 of value given up | £6,480 interest + £2,400 fee + £1,500 legals + valuation ≈ £11,000 |
| Eventual sale | Done | £242,500 via agent, minus £3,600 fees |
| Net after everything | £200,000 | About £227,000 |
About £27,000 better off, in exchange for six more months of owning the house and the risk that it takes longer to sell. The calculator runs your figures.
When it does not
- You cannot afford it to go wrong. If the house does not sell in the term, the interest keeps rolling and the lender can repossess. Bridging needs a credible exit.
- The house will not sell at a sensible price anyway. Structural problems, an unmortgageable flat: bridging just delays the same discount and adds interest.
- You are in arrears already. Lenders will look hard at this, and adding expensive debt to a payment problem is rarely the answer. Talk to your existing lender and a debt charity first.
- The amount is small or the time is very short. Fees make bridging poor value below about £50,000 or for a few weeks.
Regulated or not
If the property is your home, or a close family member lives there, a bridging loan on it is regulated by the FCA. You need an FCA-authorised broker and you get the protections that come with that. If it is an investment property (a buy-to-let, a development, a house you have never lived in), the loan is unregulated and a specialist unregulated bridging broker can arrange it, usually faster.
For investment property, our sister site British Bridging Company arranges unregulated bridging for landlords and developers. For your own home, use an FCA-authorised broker; check any firm on the FCA register.
The chain-break case
The classic use: your buyer has pulled out, the house you are buying will not wait, and you need the deposit or the whole purchase price for a few months while you re-sell. A bridge secured on both properties lets you complete the purchase; the sale of the old house repays it. Expensive per month, cheap compared with losing the house or giving up 20% on a cash sale.
A note on the numbers. Percentages, timescales and costs on this site describe what is typical in the UK quick-sale market in 2026. They are not offers. Any offer comes from the buyer we introduce you to, after they have assessed the property, and it is theirs alone. Take independent legal advice before you exchange contracts on any sale.
Common questions
How fast can a bridging loan be arranged?
One to three weeks for a straightforward case, sometimes days on an investment property with an experienced broker. Regulated (own-home) bridging takes longer because of the advice and affordability requirements.
Can I get bridging with bad credit?
Sometimes; bridging lenders care more about the property and the exit than the credit file. Arrears on the property itself are a bigger problem.
What happens if I cannot sell in time?
Most lenders will extend once, at a cost. If you cannot repay at all, the lender can repossess and sell the property. This is why bridging needs a realistic exit and a realistic price from day one.
Need to sell fast? Find out what a cash buyer would offer.
Two minutes about the property. A vetted cash buyer calls you back with a genuine figure, usually within one working day. Free, no obligation, and you can walk away at any point.