Property Development Finance: Bridging Finance For Property Development

Property development finance is a kind of finance business that is used with the intention of financing a residential, saleable property development. In other words, property development finance refers to the large-scale funding of building or renovation works. We have different property development finance options:; bridging financial for development, commercial Property Development Finance, mezzanine e.t.c. You need to know the type of property development finance option that works for the property you want to develop.

Property development finance is the most suitable means of property finance for developments; such as building a property from scratch to the finish stage; the type of your property will determine the property development finance option you choose.

This will guide you on how to get property development finance without any confusion about which property development finance option to go for.

Property Development Finance

You are in need of property development finance whenever you want to invest in a property; you have no money to develop it. It is an extensive term that has a lot of different property development finance option; which include various mortgages, business loans, and even insecure personal loans.

There is a lot of eligibility when it comes to property development finance, some lenders will need a sketched-out business plan; while others will just look at your credit records. To get a good offer, you have to make sure you have a well-planned financial strategy. You can never be short of lenders in the UK.

Below are things you need to know when going into property development finance:

• You must research the market you’re considering purchasing in before committing yourself to a property development project.
• You need to seek professional assessment and legal advice whenever you are considering setting up a limited company.
• When you’re going into property development finance for the first time; you need to know which of the property development finance option applies to your case.

Property Development Finance Application Checklist

You’ll need data and answers for a variety of project and financial inquiries the finance provider will ask. Before you apply, make sure you’ve considered everything.

• Purchase price
• Total build cost
• Expected end value (GDV)
• Contingency plan
• Full costing breakdown
• Clear timescales including expected or possible contingencies
• Your ‘Property Development CV’
• Breakdown of your professional team (builders, planner, architect etc.)
• Planning permission (including restrictions)
• Building regulations
• Potential yield of project

In property financing, lenders prefer secure assets with a high rental income.

Property development financing, having a sound rebuild plan, taking into account any potential obstacles; and having a clear concept of the eventual worth of your property pays you in the short and long term. The property development finance option will depend on the type of property development.

When Might Finance Be Necessary For a Development Project?

The ranking and size of a building project will determine the type of finance options to apply for. Ground-up development finance is necessary in a large project, it includes the purchase of the land and funds for construction; the property development finance usually takes care of 70-80% of the building project cost while the developer sorts out the remaining amount. 

If you own a larger portfolio of property, these can be as safe in lieu of the developer; having to finance the project with their very own money reserves.

How to Finance Property Development?

Property development finance is mostly not use for smaller projects like home renovations or property refinement.

There are other types of bridging finance that can be use in smaller project development; below are means to get funds for property development finance.

#1. Cash

It is the easiest means to finance property development. Property developer that uses cash carry out projects without relying on loans from anyone; they also waive interest and keep the property as cheap as possible. If you can afford to use cash, it should be your priority when sourcing income for your property development project.

You can buy a property if you have your personal money,  but it’s not an advisable option when you’re just starting, but it’s good to bear in mind for future sake.

#2. Buy-to-let Mortgage

A buy-to-let mortgage permits property owners to rent out rooms or the entire house, those who intend to rent out their home may qualify for a specialized mortgage. Most mortgages have terms prohibiting subletting or letting,  but buy-to-let allows renting out of properties.

A buy-to-let mortgage, on the other hand, has different eligibility requirements than a regular home loan. Lenders would normally want a deposit of 25 percent to 40 percent, as well as increased costs. These mortgages are usually interest-only.

#3. Buy-to-sell Mortgage

Most standard mortgages require you to stay in your home for at least two years before you may sell it. You’ll need to sign on for a buy-to-sell mortgage if you’re seeking a speedy turnaround after refurbishing a property. These mortgages frequently include greater costs than standard mortgages, as well as a larger deposit. This form of mortgage, on the other hand, allows you to sell whenever you’re ready.

#4. Bridging Loan

A bridging loan is particularly advantageous for short-term financing. These often come with monthly pricing instead of annual interest rates. They’re put in a property chain when you wish to buy a new home but you are yet to sell the previous one. A bridging loan allows you to borrow money for a short period of time until you sell your property and you have the cash to repay the loan.

There are a couple of types of bridging loans: open and closed, which dictate the payback period. They are much more expensive to hold than a regular mortgage but are available on a wider number of properties that your standard high street mortgage may not offer.

#5. Specialized Property Loan

You might be able to get money from a private lender who specializes in real estate loans. There are hundreds of sites assign to raising funding for commercial or residential buildings, as well as individual brokers who can handle the transaction, apart from main street mortgage businesses. Loans are normally handled privately, but they are nevertheless subject to financial conduct authority laws. The standard interest rate, for example, may fluctuate as a result of this.

#6. Personal Loans

Personal loans, often known as unsecure loans, are not secure by your home or other assets. Instead, they’re a quick credit option that a lot of people utilize when they need to make a big buy (such as a property). Repayments are usually fixed rather than variable, and if you’re able to, you may be able to pay off the loan before the end of the term.

Bridging Finance For Property Development

In property development finance, bridging finance for property development is a short-term property development finance option that usually lasts between 12 and 24 months and intends to provide a financial “bridge.” between two parties. Property development finance, Bridging finance is typically use to provide financial support between the sale of one development and the start of a new one.

There might be a need for bridging finance for property development when the purchase of one property needs to be certain before you can make the attempt of selling another property. Bridging finance is use as a temporary facility to secure a property fast, generate money flow, or fund light works while a long time finance comes.

Bridging finance for property development is a flexible, short-term loan that could be the missing link in getting your property investment or development project to the next stage. Timely arrangement of the money , which is an extra benefit.

Bridging finance for property development is classified into two types: open and closed finance.

Closed Bridging Finance

Closed bridging finance has a well-defined and detailed plan, including a timeline. For example, suppose all transactions have occurred but you are simply awaiting the completion of a final transaction. Lenders prefer “closed scenarios,” so you’ll probably have more options.

Open Bridging Finance

Open bridging finance is an inverse; it is a situation in which timelines and payment details are unclear because lenders see it to be risky, they may offer you lower interest rates and loan amounts.

What Does A Bridging Finance Lender Require?

When it comes to deciding whether to lend or not, any reputable lender will firstly want to satisfy itself about the creditworthiness of the borrower. Good credit history and previous experience in property development will help secure quick agreement and the lowest rates. Security is also going to be a deciding factor. Lenders typically look for a maximum loan to value ratio of 65% on commercial properties and 80% on residential. 

Your lender will want a first charge on the property you want to sell.  We should mention here that some lenders, most likely the private lenders mentioned earlier, will seek equity in the development in exchange for their cash. This could happen if you need to borrow more than the maximum loan to value ratios on offer. 

Any professional lender will want to confirm the borrower’s creditworthiness before deciding whether or not to lend. Excellent credit history and prior property development experience will aid in obtaining a rapid agreement and the best prices.

The level of security will also play a role. On commercial properties, lenders normally aim for a maximum loan to value ratio of 65 percent, while on residential properties, they strive for a maximum loan to value ratio of 80 percent. Some lenders, most likely the private lenders mentioned previously, will want stock in the project in exchange for their funds. This is something that might happen

How Much Do Bridging Loans Cost?

Loan terms are put into consideration by the amount of risk the lender determines, as well as the revenue they need to create to maintain profitability Bridging finance for property development, particularly one that is “open” is consider to be relatively risky and since the loan is only provided for a relatively short period of time, the lender does not generate much income from the interest alone, as a result, it’s common to pay additional fees on top of the interest.

The fee is typically refer to as an arrangement fee and varies between lenders. On top of this fee, it is common to have other associated costs including legal fees and valuation fees. For this reason, it is important to carefully read any contract before you sign and agree to the terms, as the associated costs could impact the profitability of the project.

Since the majority of property development projects generate no revenue until the final sale, monthly repayments are often not practical and as a result, many bridging loan lenders offer what is referred to as “interest roll-up”. This enables you to pay for the interest in a lump sum at the end of the loan period instead of paying in monthly installments.

The level of risk the lender determines, as well as the money they need to generate to stay profitable, are largely put into consideration by loan terms because bridging finance for property development, especially one that is “open,” is regarded hazardous, and because the loan is only for a short period of time, the lender does not make period to the interest alone, it is typical to pay additional fees on top of the interest.

The cost is sometimes refer to as an arrangement fee, and it differs depending on the lender. Other costs, such as legal fees and appraisal fees, come as an addition to the price. As a result, it’s critical to study every contract carefully before signing it.

Tips for Planning Your Property Development

There is a number of finance options that the level of determines the interference undertaken in the refurbishment or renovation of the property. The different types of building work include:

#1. Light redevelopment/refurbishment

It’s quite an unnoticeable work that takes place in the building project, comprising of aesthetic, non-major structure, internal re-working, and enhancement to the walls, ceilings, and floors of the building. Funding in light redevelopment mostly tends to be temporary.

#2. Heavy renovation

It’s the noticeable works that take place in a building project, in other words, it is more thorough than merely aesthetic changes to the building, it involves heavy refurbishment which includes major changes in the structural figure of the building such as expansions and the moving of inner supporting walls. In a case like this, the finance options are usually longer-term bridging finance or short-term commercial mortgage finance.

#3. Ground-up Development

This type of building work needs important plans and a team of builders, architects, and tradespeople. Ground-up development involves the starting of the building to the end of it, in other words, it involves everything from land purchase to the completion of the building. The fund needs to be taken over many months or years, and the property fund becomes a more difficult series of investment releases until the completion of the building project.

Property Development Finance Options

There might be confusing because there are so many different financing platforms to choose from, it can be difficult to figure out which one is right for you. As finance options fit in for each project, the options have specific projects with which they work. Sometimes, it might be confusing considering which of the types of property development finance options to go for.

property finance pertains to different categories of finance options that relate to the property sector. Types of property finance are; Bridging loans, development finance, commercial mortgages, and auction finance. Below are the property development finance options and how they work.

#1. Commercial Mortgages

Commercial mortgages is one of the simplest methods for purchasing a home to live in or rent out. This helps you acquire properties like offices, industrial units, and shops. It can be used to buy a property If it is not private residential property. A commercial mortgage is the easiest property development finance option to understand and this option works the same way as a standard private, it spread the payment over some years to suit what you need it for.

It might be easier to get a commercial mortgage than start for most businesses, the categories of risk for each case on merit is to be assess by the lender. They can be put to use in practically any real estate transaction, from new construction to the acquisition of an existing business. Commercial mortgages can last up to 40 years and demand a substantial deposit of 25% (or more). It can take a long time to reach an agreement with a lender, and there is a lot of paperwork and credit checks to go through before an agreement takes place, just like a residential mortgage.

#2.Auction Finance

Auction finance is use by property buyers, it is done by buying auction property, a certain amount of days is put in the agreement in most auctions for the bidders to pay the bids.

This option is best in accessing large phases of finance within a short time. Most homes, even those sold at auction at a reduced price, can be costly. Purchasing frequently necessitates substantial deposits and payment within 28 days. Auction finance is a good way to get secure cash for your auction purchases and use the money to restore or renovate the home. If you have money attached to existing properties, auction finance can help you buy (renovate) and sell within a set time frame

#3. Portfolio finance

You may find it difficult to acquire many mortgages going at the same time if you want to borrow against more than one property or if you have a collection of properties or interests. Portfolio financing can help you get the most out of your real estate investments. In essence, it’s a long-term loan.

#4. Bridging Finance

A bridging loan is use to acquire financing for a property purchase at auction or as part of a property development project. It is, in essence, a loan that allows you to purchase a property with the intention of redeveloping it and either selling it or arranging a more permanent type of financing for it. The bridging loan acts as a financial link between the point of purchase and the point of sale (or the end of your refurbishment project). They are typically much shorter in duration than traditional loans, but they are also easier to arrange, providing borrowers with a more immediate source of funding for time-sensitive projects.

#5. Mezzanine finance 

Provides funds to cover the gap between the original loan and the overall development cost. When the economy is unpredictable and lending levels are low, mezzanine finance can help bridge the gap – especially if the overall gross development costs cover your primary source of funding. It’s a short-term loan designed to help you finish your project and maximize your potential profit. When you use mezzanine finance, your property will normally be subject to a second charge.

Commercial Property Development Finance

This is the term we use to describe any loan secured by business property. Commercial property development finance can be used to buy, build, or develop a commercial property, or it can be used to finance numerous residential homes. Commercial property development finance and bridging finance are very closely related in the UK. Both provide short-term funding (typically on an interest-only basis) with a pre-determined exit strategy, which usually involves refinancing or selling the development at a profit. They’re also a lot easier to get than a commercial mortgage.

However, there is one significant feature that distinguishes them. A bridging loan requires all funds to be obtained at the same time, and interest is charged on the entire amount. You can take financing for building work in tranches as the project advances with commercial development loans. You only pay interest on the fund that has been released in this manner.

The option to obtain funding just as and when needed provides a significant benefit to developers working on projects of this kind. Commercial mortgages are usually available from 3 years up to 30 years, therefore, are well placed to dovetail alongside a commercial development finance deal if refinancing is the preferred exit strategy for the business.

The other main difference you should be aware of is that interest rates are typically higher for development finance loans than commercial mortgages. You should also consider that most lenders will carry out a site inspection before each stage of development capital is release and will charge the borrower each time they attend, adding to the overall cost

Commercial development finance is design for start-up businesses, large renovations, and restoration projects where no commercial activity is currently taking place. Most lenders would provide development financing for a limited period of time, usually 3 months to 3 years. This form of borrowing will appeal to any firm or developer wanting to fund a development project because it can help with both the land purchase and the construction costs.

What Types of Commercial Property Can I Use Commercial Development Finance For?

Commercial development finance can be used for a wide variety of initiatives. This sort of financing can be used for commercial, mixed-use, or residential properties, such as:

• Care homes
• Shopping/retail units
• Hotels, restaurants or pubs
• Factories/industrial units
• Fitness centres
• Schools or colleges
• Office or apartment blocks
• Churches or charities
• Sports stadium

Benefits of Commercial Property Development Finance

• commercial property development finance takes on big building projects
• Money is put to use in other ways
• Investment return is enhanced
• It keep control of your firm and its location.
• It is stable, commercial property development finance is not affected by fluctuating rental rates.
• Interest rates are often lower than unsecured loans.