Free bridge finance calculator - work out your monthly interest payments, arrangement fees and total cost instantly. Calculate bridging loans from £50k to £5M with competitive rates from 0.45% per month.
Adjust the sliders to see instant cost estimates
The estimated value of your property
LTV: 77% (up to 90% available)
Typical rates: 0.45% - 1.5% per month
Typical term: 1-18 months
Typical fee: 1-2% of loan amount
Based on your inputs
What you pay on top of the loan amount
Illustration only - not a quote or an offer of finance. Figures exclude arrangement, valuation, legal and any exit fees, which vary by lender. Your actual rate and costs are confirmed by a lender following a full assessment. FastBridge Funding is an unregulated introducer, not a lender or broker.
Request Broker QuoteNo obligation. Free quote in 24 hours.
Real-time cost estimates as you adjust your requirements
Calculate freely without providing any personal information
See exactly where your money goes with clear cost breakdowns
Get accurate cost estimates in 4 simple steps
Input the total amount you need to borrow (£50,000 to £5,000,000). This is the gross loan amount before any fees. Most bridging lenders offer 65-75% LTV, so if your property is worth £500,000, you can typically borrow up to £375,000. Use the slider or type directly for precision.
Bridging loan rates range from 0.45% to 1.5% per month. First charge residential loans at low LTV get competitive rates (0.45%-0.65%). Second charge or higher risk deals pay 0.85%-1.5%. Use the rate slider to see how different rates affect your monthly payments and total cost over your chosen term.
Select how many months you need the loan (1-18 months typical). Auction purchases often use 3-6 months. Refurbishment projects need 6-12 months. Major developments may need 12-18 months. Remember: longer term = more total interest, but gives you more time to execute your exit strategy.
The calculator instantly shows: monthly interest payment, total interest over the term, arrangement fee (typically 2%), and total amount to repay. The visual breakdown makes it easy to understand your costs. Remember to budget an extra £2,000-£5,000 for legal fees, valuation, and exit fees not shown in the calculator.
Try calculating multiple scenarios with different rates and terms. Compare a 6-month vs 12-month loan to see how term length affects your total cost. Most investors find the sweet spot is 6-9 months for refurbishment projects and 3-6 months for auction purchases.
Helping thousands secure the right bridging finance
"The calculator gave me a clear picture of costs before I even spoke to anyone. Made the whole process much less stressful."
"Quick, accurate, and no pressure to apply. I compared different scenarios and found exactly what I needed."
"Transparent pricing and instant results. The visual breakdown made it easy to understand exactly what I'd be paying."
The calculator above uses the same monthly-interest formula UK bridging lenders use day-to-day. The guide below the conversion section explains the three interest-calculation methods (retained, monthly-serviced, rolled-up), the full fees breakdown, how the rate moves with LTV, and the variables a static calculator can't see. Rate ranges quoted reflect live lender panels as of May 2026 and reference Bank of England Bank Rate movements.
Get a personalized quote from FCA-regulated lenders in under 24 hours
The calculator above uses a single monthly-interest figure to keep things simple, but real bridging loans charge interest in one of three ways — and the choice has a meaningful effect on both your total cost and your monthly cashflow. Every UK bridging lender will quote you against one of these three methods, so it's worth understanding what's actually happening before you commit.
You pay the interest each month. The loan balance stays flat (no compounding) and you only repay the principal plus any fees at the end. This is the cheapest method by total cost because no interest is ever charged on interest.
Worked example — £300,000 loan, 0.65% per month, 8-month term
| Monthly interest payment | £1,950 × 8 = £15,600 |
| Total interest cost | £15,600 |
| Cash needed each month | £1,950 |
Best for: investors with steady rental income who can service the monthly payment from cashflow. Income-producing properties.
Interest is calculated each month but not paid — it's added to the loan balance and compounds. You make no monthly payments; everything is settled at the exit. This costs slightly more in total because each month's interest is charged against a slightly larger balance, but it preserves your cashflow for refurbishment, development, or whatever the bridge is funding.
Same £300,000 loan, 0.65% per month, 8-month term, rolled up
| Month 1 interest (on £300k) | £1,950 → balance £301,950 |
| Month 8 interest (on growing balance) | ~£2,028 → final balance £316,154 |
| Total interest cost | £16,154 (£554 more than monthly) |
| Cash needed each month | £0 |
Best for: refurbishment and development bridges where every pound of borrowed capital is needed for the works. Most lenders default to rolled-up for non-income-producing security.
The lender calculates the total interest for the agreed term upfront and deducts it from the loan advance at completion. You receive less than the headline loan amount and repay the full headline amount at exit. If you redeem early, the unused portion of the retained interest is refunded — but only if the lender agreed that in writing upfront.
Same £300,000 facility, 0.65% per month, 8-month retained
| Headline loan (and final repayment) | £300,000 |
| Interest retained upfront (8 × £1,950) | −£15,600 |
| Net cash you actually receive at completion | £284,400 |
| If you redeem in month 5: refund of unused interest | ~£5,850 |
Best for: regulated bridges (FCA-required for clear cost disclosure on owner-occupier loans) and short, certain-exit deals where you want the cleanest accounting. Less common in unregulated investment bridging.
The cost difference between methods on a typical 6-12 month bridge is 1-4% of the loan. If your monthly cashflow can comfortably service the interest, monthly-serviced is cheapest. If the bridge is funding a project where every pound is needed up-front, rolled-up is the right answer. The calculator above shows the simple-interest total — for the rolled-up compounded figure, multiply the calculator total by approximately 1.03-1.05 depending on the term.
The calculator output covers the interest and the arrangement fee. Real bridging deals have another 5-7 cost lines on top — none of them huge in isolation, but together they typically add £3,000-£8,000 to the headline number. Here's every cost you should expect, with the realistic 2026 range for each.
| Fee | Typical range (2026) | When charged | Notes |
|---|---|---|---|
| Arrangement fee | 1.0%-2.0% of loan | At completion (often rolled in) | The lender's main income on the deal. Negotiable on larger loans. |
| Broker fee | 0.5%-1.5% of loan | At completion | Only if using a broker. Often saves more than it costs through better lender pricing. |
| Valuation fee | £300-£1,500 | Up-front (before completion) | RICS surveyor instructed by the lender. Higher for commercial / development. |
| Lender's legal fees | £900-£2,500 | At completion (your cost) | Bridging specialist solicitor acting for the lender. You pay it. |
| Your legal fees | £1,000-£2,500 | At completion | Your own solicitor. Bridging requires specialist experience — not every high-street firm. |
| Exit fee | 0%-2.0% of loan | At redemption | Most reputable lenders charge 0%. Be cautious of high exit fees (often a sign of below-market headline rate). |
| Re-valuation fee | £200-£500 per visit | Per stage (refurb deals) | Only for stage-release / refurb bridges where the lender re-inspects. |
| Title insurance | £150-£800 | At completion (optional) | Used to speed up unregistered title work. Common on fast auction deals. |
| Telegraphic transfer fee | £25-£50 | At drawdown | Cost of CHAPS payment from lender to your solicitor. Small but ubiquitous. |
| Default / extension fee | 1%-3% of balance | If you go past term | Only if you fail to redeem on time. Always read this clause carefully. |
The calculator output above plus a £3,500-£5,500 allowance for the non-interest fees gives you the true all-in cost of most £200k-£500k bridges. For loans above £1M the % fees fall but the absolute costs rise — your broker should run a full quote including every line above before you commit.
UK bridging lenders price almost entirely off the Loan-to-Value ratio, the property type, and your exit strategy. Below is the live pricing grid we see across the mainstream bridging panel in May 2026, against the Bank of England Bank Rate. Use it as a sanity check on any quote you receive — anything materially above or below these ranges usually has a reason worth understanding.
| LTV band | First-charge residential | Refurbishment | Commercial / semi-commercial | Why this rate |
|---|---|---|---|---|
| Up to 50% | 0.49-0.59% pm | 0.59-0.69% pm | 0.65-0.80% pm | Maximum equity buffer — best pricing on every panel |
| 50-60% | 0.55-0.65% pm | 0.65-0.75% pm | 0.70-0.85% pm | Comfortable for most investment cases |
| 60-70% | 0.62-0.72% pm | 0.72-0.85% pm | 0.80-0.95% pm | The "sweet spot" most lenders default to |
| 70-75% | 0.72-0.85% pm | 0.85-1.00% pm | 0.95-1.10% pm | Premium LTV — requires strong case and proven exit |
| 75-80% | 0.95-1.20% pm | 1.05-1.30% pm | Rare | Specialist lenders only — narrow panel, premium pricing |
Headline rates do not equal best rates. A lender quoting 0.45% per month often makes the difference back through a 2% exit fee, a 2% arrangement fee, or aggressive penalty interest on day 1 past term. Always compare the total cost over the realistic loan term, not the headline monthly figure. The complete guide to bridging loan costs walks through how to do that comparison properly.
Know exactly what you'll pay before you apply. Our calculator breaks down all the costs.
0.45% - 1.5% per month. Your rate depends on LTV, property type, and credit profile.
Typically 1-2% of loan amount. Usually added to the loan, not paid upfront.
One-off costs for legal work and property valuation by qualified surveyor.
1-18 months typical. Longer term = more interest total but spreads the cost.
Pay interest each month. Keeps total debt lower. Most common option.
Interest added to loan. Pay everything at the end. No monthly payments.
Lender holds interest upfront. Deducted from initial advance.
| Term Length | Monthly Interest | Total Interest | Best For |
|---|---|---|---|
| 3 months | £3,750 | £11,250 | Quick sales, auction purchases |
| 6 months | £3,750 | £22,500 | Light refurbishments |
| 12 months | £3,750 | £45,000 | Major renovations, development |
*Based on £500,000 loan at 0.75% monthly interest
The most accurate and feature-rich bridging loan calculator in the UK
| Feature | Our Calculator FastBridgeFunding | Competitor A | Competitor B |
|---|---|---|---|
| Monthly interest calculation | ✓Accurate monthly | ✗Annual estimate only | ✓ |
| Arrangement fee included | ✓Fully calculated | ✗Not shown | ✓ |
| Compare multiple scenarios | ✓Unlimited | ✗ | ✗ |
| Visual cost breakdown | ✓Charts & graphs | ~Basic | ✓ |
| Mobile-friendly design | ✓Fully responsive | ~Limited | ✓ |
| No registration required | ✓Instant access | ✗Email required | ✓ |
| Loan range coverage | £50k - £5M | £100k - £2M | £75k - £3M |
| Expert support available | ✓Broker team ready | ✓ | ~Limited |
Calculator features comparison as of January 2026. Competitor features may vary.
The calculator above is honest about what it does well: it computes monthly interest, totals across the term, and shows the arrangement fee. What it can't do is model the variables that determine whether you'll actually get the quoted rate. These are the five things that move a real bridging quote away from the calculator's headline number, and what to do about each.
A bridging quote is conditional on the RICS valuation supporting the LTV. If the surveyor comes back £20-30k below your number, your LTV jumps, your rate moves up a tier, or the loan gets re-sized. We see this on roughly one deal in five. Mitigation: get an indicative desktop valuation from your broker before instructing the formal valuation.
If you redeem in month 3 of a 12-month deal, what happens to the unused interest depends on the method. Monthly-serviced: you stop paying, period. Rolled-up: you only owe interest to the redemption date, no penalty. Retained: refund of the unused interest, but only if the lender confirmed that in writing. Always ask "what happens if I exit early?" before signing.
Refurbishment bridges typically draw the works budget in 2-4 tranches as the surveyor signs off each stage. Interest is only charged on what's drawn, not the full facility. The calculator assumes a single drawdown — which overstates interest cost for stage-release deals by 10-25%. Useful for a conservative budget; not accurate for project planning.
Default rates are 1-3% per month — roughly double the agreed rate — and apply from day one past expiry. On a £400,000 loan that's an extra £4,000-£12,000 per month. A 30-day overrun costs as much as 2 months at the agreed rate. The calculator can't show this because it assumes you exit on time. Build a 6-8 week buffer into your term assumption, every time.
Calculator shows the headline loan figure. What lands in your solicitor's client account is the loan minus the arrangement fee (if rolled in), minus retained interest (if that's the structure), minus any TT and admin fees. For a £300,000 quoted bridge with 1.5% fee rolled in and retained interest, the net cash to deploy is often £278,000-£283,000 — meaningfully less than the £300k figure on screen.
Treat the calculator as a sense-check, not a quote. It will tell you whether a deal is in the right cost range. For the actual numbers, the only reliable answer comes from a Decision in Principle against your specific property, exit strategy, and LTV — which a broker can produce in 4 hours or less at no cost. Request one here.
How to calculate bridging loan costs, interest rates and repayments — twenty of the questions investors and homeowners ask most.
Our expert team is here to help you with your bridging loan needs
UK bridging rates are set against the Bank of England Bank Rate and the wider short-term funding cost lenders face. The references below are where the rates and rules on this page ultimately come from — useful starting points if you want to verify any figure independently.
The Bank Rate is the floor under all UK bridging rates. When the MPC moves the rate, bridging follows with a lag of 2-8 weeks.
Regulator of FCA-authorised bridging lenders and brokers. The FCA Register lets you verify any firm's authorisation.
Membership of either body is a useful trust signal when comparing lenders or brokers.
Bridging lenders price against open-market valuation. The official UK House Price Index (Land Registry × ONS) is the data set valuers calibrate against.
Discover our comprehensive range of bridging finance solutions across the UK
Secure fast finance for auction properties with completion deadlines as short as 48 hours.
Finance property renovation and development projects with flexible bridging solutions.
Bridge the gap when your property chain breaks down or you need to complete quickly.
Access equity from your current property while searching for your next home.
Secure land for development projects with fast access to bridging finance.
Exit your development project with flexible refinancing options.
Call now to get introduced to an FCA-regulated broker. Available 24/7 with instant responses and expert guidance when you need it most.