Short-term finance for offices, retail units, industrial premises, warehouses and more — when you need to move faster than a commercial mortgage allows.
A commercial bridging loan is a short-term loan secured against a commercial asset — an office building, retail unit, industrial premises, warehouse, or leisure property. It bridges the gap between an immediate commercial property need and long-term finance: typically a commercial mortgage or the eventual sale of the asset.
The core problem commercial bridging solves is time. A commercial mortgage is the right long-term solution for most commercial investors, but the underwriting process is detailed and slow — typically 3 to 6 months from application to completion. When a property opportunity arises — at auction, off market, or through a motivated vendor — that timeline is simply not workable.
A commercial bridging loan from AF Credit can complete in 2 to 4 weeks. As a direct principal lender, we make our own decisions without referring to external credit committees. That means faster responses, clearer communication, and the ability to move at the pace a commercial deal demands. Once the bridge is in place — and the property is tenanted, refurbished, or planning consent has been obtained — the exit route to a commercial mortgage or sale becomes straightforward.
Offices, retail, industrial, warehouse, storage, leisure and more — each assessed on merit.
No external credit committee. Our underwriting team makes the decision — clearly and quickly.
We consider both vacant possession and tenanted commercial property.
National appetite across all major commercial markets.
AF Credit has genuine appetite across the main categories of commercial property. If your asset is not listed below, speak to our team — we consider cases on merit.
Single-let and multi-let office buildings, city centre suites, suburban offices and business park units — vacant or tenanted, we consider all configurations.
High street shops, out-of-town retail units and convenience stores. We lend on both vacant and income-producing retail assets with appropriate LTV.
Factories, workshops, trade counters, light industrial and distribution warehouses. Strong market demand makes these attractive bridging assets.
Gyms, hotels, pubs and hospitality venues considered on merit. Exit strategy and covenant strength are particularly important for operational leisure assets.
Properties with a blend of commercial and residential use where the commercial element exceeds 50% of value — treated as commercial for lending purposes.
Self-storage facilities and commercial storage units. A growing asset class with strong occupier demand and reliable income characteristics.
For semi-commercial and mixed-use property where the residential element is significant, see our dedicated semi-commercial bridging page.
Commercial bridging finance is purpose-built for situations where speed, flexibility, or a non-standard property make conventional lending impractical. Here are the five most common scenarios.
Commercial lots at property auctions require completion within 28 days of the hammer falling. A commercial mortgage cannot meet this deadline. Bridging finance is structured precisely for auction timelines — we can issue terms the same day and progress to completion within the required window. See our auction bridging page for more detail.
Purchase a vacant commercial property, secure a tenant during the bridge term, then refinance onto a commercial investment mortgage once lettable income is established. This is one of the most common commercial bridging strategies.
Release equity from a commercial property you already own — for business purposes, to fund a further acquisition, or to manage a short-term cash requirement. We lend against the open market value of the asset, not just the outstanding loan balance.
Fund a commercial property purchase while a planning application for change of use is being progressed. The bridge provides the time needed to obtain consent, after which the asset can be refinanced or sold at an enhanced value.
When a long-term commercial mortgage application is in progress but completion is needed now, a bridge fills the gap. Once the commercial mortgage has progressed and issued, the bridge is repaid. This avoids losing the deal while the long-term lender completes its underwriting.
At-a-glance lending parameters for AF Credit commercial bridging loans. Every case is assessed individually — contact us for a case-specific response.
First charge security only. Interest can be rolled up or retained, depending on the case structure.
Understanding which product is right for your situation is the first step. Here is a direct comparison of the two most common commercial property finance routes.
Many borrowers use a commercial bridge to acquire and stabilise an asset, then refinance onto a commercial mortgage once the property qualifies. This is a well-established strategy and AF Credit structures bridges with this exit in mind.
For commercial bridging loans, a physical RICS inspection is standard. Commercial property is highly heterogeneous — an office in Manchester city centre and a distribution warehouse in the East Midlands require different expertise, different comparable evidence, and different approaches to value. An automated or desktop valuation cannot reliably account for these variables, so we instruct a qualified RICS surveyor from our approved panel in all but the most straightforward lower-risk cases.
Desktop valuations may occasionally be available for lower-value assets where comparable evidence is strong and the property type is standard. Our team will advise on the likely valuation route when you enquire. We use experienced commercial surveyors who understand the asset classes we lend on and are instructed to move quickly — valuation is not a bottleneck in our process.
Commercial bridging is complex. We have the experience, appetite, and decision-making authority to move quickly on deals that other lenders would take months to assess.
A commercial bridging loan is a short-term loan secured against a commercial property — such as an office, retail unit, warehouse or industrial building. It bridges the gap between an immediate property need and long-term finance, allowing borrowers to complete a purchase or raise capital quickly while a commercial mortgage or sale is arranged. Where a commercial mortgage takes 3–6 months, a bridge typically completes in 2–4 weeks.
AF Credit lends against offices (single and multi-let), retail units (high street and out-of-town), industrial and warehouse premises, leisure assets including gyms, hotels and pubs, mixed-use properties where the commercial element exceeds 50%, and storage facilities. Each case is considered on its individual merits — if your property type is not listed, speak to our team.
We typically lend up to 65% LTV on commercial property. The exact LTV will depend on the property type, location, condition, whether it is vacant or tenanted, and the strength of the overall case. Speak to our team for a case-specific response — indicative terms are available the same day.
Commercial bridging loans with AF Credit typically complete in 10–20 working days from formal application, subject to legal complexity and valuation timing. AF Credit issues same-day indicative terms and can progress quickly once a formal application is received. We are not slowed by external credit committees.
Yes. We consider vacant commercial property. A credible exit strategy is important for vacant assets — the most common exits are securing a tenant and refinancing onto a commercial investment mortgage, or selling the property. We will discuss and assess your proposed exit when you enquire.
Not necessarily. Commercial bridging is frequently used to fund a property purchase while a change of use planning application is progressed. The likelihood of planning consent and the impact on exit strategy will be considered during our underwriting. A viable exit — whether consent is granted or not — needs to be in place.
Yes. Change of use is a common and well-understood use case for commercial bridging finance. The borrower purchases the asset using a bridge, applies for and obtains planning consent during the term, and then either sells at a higher value or refinances. AF Credit can assess change of use cases quickly as a direct lender with its own underwriting team. See also our refurbishment bridging page if works are also planned.
The most common exits are refinancing onto a commercial mortgage once the property is tenanted or stabilised, and sale of the asset. Other exits — such as sale of a separate asset or receipt of funds from another source — are considered on merit. A clearly defined and credible exit is a central part of our underwriting on every commercial bridging case.
Bridging finance for mixed-use properties where residential and commercial elements sit under one title — shop with flat above, pub with accommodation, and more. Up to 70% LTV from 0.89%/month.
Learn more →Designed for the 28-day completion deadline on auction properties. Residential, commercial and semi-commercial lots all considered. Same-day indicative terms available.
Learn more →Short-term finance for light and heavy refurbishment projects — including commercial and mixed-use properties requiring works before refinancing or sale.
Learn more →No two commercial cases are the same. Speak to our team and get a same-day response — no obligation, no credit search at this stage.
Or email us at [email protected] — we respond the same working day.