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Bridging & development finance broker

Fast, well-structured finance for UK property developers.

Bridging loans and development finance for companies and SPVs that need a lender who understands the deal — and a broker who will tell them straight what is achievable.

Submit your deal Book a call

For limited companies, LLPs and SPVs. No upfront broker fee.

Deal sheet

What we need
Security
Property or site, and postcode
Purpose
Purchase, refinance or capital raise
Value
Price, current value or GDV
Facility
Loan required and existing debt
Exit
Sale, refinance or development
Timing
When the funds are needed
Bridging deal Development deal

A draft appraisal is fine. Indicative terms are subject to lender approval.

01Who we are

An independent broker, working on your side of the table.

Koulen & Partners arranges bridging, development and commercial property finance for developers and investors who borrow through companies. We are not tied to any lender. We work across specialist lenders, private credit funds and family offices to find the structure that fits the deal — not the other way round.

We do not charge an upfront broker fee. Our fee is payable only on completion, and we confirm it in writing before we approach lenders for you.

Independent
No lender ties. We recommend what suits the deal.
Whole-deal view
Exit, leverage and cost considered together.
Paid on completion
No upfront broker fee.

02What we arrange

Finance for every stage of a property project

From securing a site to refinancing finished units, we arrange the facility that fits where you are.

03Who we help

Built for people who borrow to build and invest

We only arrange business finance — for companies, LLPs and SPVs. These are the situations we see most.

  • Property developers

    From first schemes to established builders running several sites at once — senior debt, stretched senior, mezzanine and JV equity.

  • Property investors

    Companies buying, repositioning and refinancing residential, commercial and mixed-use investments.

  • SPVs

    Newly formed or established single-purpose vehicles, including those owned by overseas directors.

  • Stalled sites

    Schemes held up by cost overruns, contractor failure or a lender stepping back, which need a clear plan to restart.

  • Auction buyers

    Funding prepared before you bid, so the completion deadline is a timetable rather than a risk.

  • Developer exits

    Refinancing completed units to repay the development lender and give sales the time they need.

  • Refinancing an existing lender

    Facilities nearing expiry, in default or simply no longer the right fit for the project.

04How it works

From first conversation to funds drawn

A clear process, with one point of contact from start to finish.
  1. 1

    Tell us the deal

    Share the property, the numbers, the exit and your timescale — a draft is fine. We come back to you quickly with an honest view.

  2. 2

    We match the structure

    We work out how the deal should be funded — bridge, senior debt, stretched senior, mezzanine, equity — and which lenders are most likely to say yes.

  3. 3

    We approach lenders

    We present a prepared case to a targeted shortlist rather than broadcasting it, then compare the terms with you side by side.

  4. 4

    Terms, valuation and legals

    Once you choose a lender, we manage the valuation, the solicitors and the conditions through to formal offer.

  5. 5

    Funds drawn

    The loan completes and funds are released — and we stay involved through drawdowns, extensions and the eventual exit.

Want to test the numbers first?

Bridging calculator Development appraisal

Developing in the UK from the Netherlands, Switzerland or elsewhere in Europe?

We help European developers and investors fund UK projects through UK SPVs — from structuring the borrower to working with lenders that are comfortable with overseas directors.

International developers

05Questions

Frequently asked questions

Something not covered? Ask us directly.
What is the difference between bridging and development finance?
A bridging loan is a short-term loan advanced largely on day one against a property’s current value, repaid by a sale or refinance. Development finance is drawn in stages: the land element first, then build costs released monthly as a surveyor confirms progress. If you are building or substantially reconfiguring, it is usually development finance; if you are buying, lightly refurbishing or buying time, it is usually a bridge.
How do your fees work?
We do not charge an upfront broker fee. Our fee is payable only when your loan completes, and we confirm it in writing before we approach lenders on your behalf. Lenders may also pay us a commission; the amount varies by lender and we will disclose it on request. Lender fees — such as arrangement fees, valuation and legal costs — are separate and are set out in the lender’s terms.
How quickly can a loan complete?
Timing depends mostly on the valuation, the legal work and how quickly information is provided — not on the lending decision itself. A well-prepared bridge on a straightforward property can complete in a few weeks; development facilities and complex security take longer. We give you an honest timetable at the start and keep it moving.
What loan sizes do you arrange?
Bridging loans typically from around £150,000, and development facilities typically from around £500,000, up to multi-million-pound facilities with specialist lenders, private funds and family offices. Smaller cases may be possible depending on the property and the structure.
Can you help me refinance an existing lender?
Yes. Whether a facility is close to expiry, a lender has changed appetite or a scheme has stalled, we start with the redemption figure, the remaining costs and the realistic value, then look at which lenders can take the position on. The earlier you start — ideally months before expiry — the more options you will have.
I am a director based outside the UK. Can my UK SPV borrow?
In many cases, yes. A number of UK lenders will lend to a UK-registered SPV owned by overseas directors or shareholders, subject to identity checks, a UK bank account for the company and, usually, personal guarantees. We work regularly with developers investing from abroad — see our International Developers page.
Do I need to set up a new company for each project?
Not always, but many lenders prefer a single-purpose SPV for development and bridging, because it keeps the security and liabilities ring-fenced. Take advice from your accountant on the tax implications before you incorporate.
Do you lend to individuals or arrange residential mortgages?
No. We arrange finance for companies, LLPs and SPVs for property investment and development only. We do not arrange loans secured on a property that a borrower or their family lives in or intends to live in.
Are you a lender?
No. We are an independent broker. We do not lend our own money; we work with specialist lenders, private credit funds and family offices to find the facility that suits your deal.
What information do you need to get started?
The property or site address, what you are buying or refinancing, the value or price, the loan you need, the exit plan and your timescale. For development, add the planning position, the build cost and the GDV. Our application forms walk you through this, and a draft appraisal is fine at first.

06Quick enquiry

Tell us about your deal

A few details are enough to start. We will come back to you to talk it through — no obligation, and no upfront fee.

Prefer email?

maxwell@koulenandpartners.co.uk

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Get indicative terms

Or email maxwell@koulenandpartners.co.uk