HNW Bridging Loan Calculator UK 2026 | £1m+ From 0.3% pm

This calculator estimates the total cost of a UK bridging facility above £1 million across the three lender routes serious HNW work runs through. UK private bank, from 0.30% per month. Specialist HNW bridging lender, from 0.55% per month. Family office credit, priced bilaterally. It models facility size, lead-property LTV, cross-collateralisation against a second property, the FCA high net worth rules regulated extended term, and the three interest structures (rolled-up, retained, serviced). The output shows total interest, total fees, total cost in pounds, and the saving against a mainstream specialist lender quote. The calculator is the cost-comparison tool that sits behind our broker's guide to UK bridging finance.

How does the HNW bridging calculator work?

The calculator works at LTV, interest and total-cost level in parallel. It calculates lead-property LTV from facility size and lead-property value, and combined LTV across charges when cross-collateralisation is enabled. It applies the monthly rate to the gross loan (loan plus arrangement fee) under whichever interest structure you select, with rolled-up compounding monthly and retained or serviced both running flat. It then adds total interest to total fees (arrangement, valuation, legal both sides, exit admin) and shows the pound figure. Alongside that, the same case is also priced at mainstream specialist rate (~0.85% pm), specialist HNW rate (~0.65% pm) and private bank rate (~0.35% pm), so the route saving is visible directly.

Every input has a sensible default for a clean £2 million case. Change any field and the results update. Use the route selector to switch the auto-suggested rate by lender type. Tick the cross-charge box to add a second property as security and see the combined-LTV math. Tick the FCA high net worth rules box to extend the regulated term beyond 12 months.

What rate should I use for a £1m-plus bridging facility?

The right rate depends on which of three routes the case fits. UK private bank lending is the cheapest route, starting at 0.30% per month on prime security with a wider banking relationship in place (or one the client is willing to establish at the same time). Most large UK private banks with property finance desks write this work routinely on facilities from £1 million upwards, but the rate is relationship-led and not advertised. The auto-suggested rate in the calculator on the private bank route is 0.35% per month, which is realistic for a clean £2 million case below 70% LTV.

Specialist HNW bridging lenders sit in the middle, typically pricing between 0.55% and 0.75% per month on facilities above £1 million. They do not require a wider banking relationship, and they tend to complete in two to four weeks on clean cases. They are the right answer when speed dominates, when no UK private bank relationship is in place, or when the structure sits outside private bank appetite (offshore SPVs without a wider banking position, foreign nationals without a UK account, certain trust structures).

Family office credit is the third route, priced bilaterally rather than rate-card. It is usually only available where the broker introduces the case through an existing relationship with the family office's credit team. Pricing varies but typically lands between 0.50% and 0.70% per month on cases that suit the family office's appetite. It is the right route on structures that fall outside both the private bank and the specialist HNW model.

Mainstream specialist bridging lenders (the ones whose rate cards are most easily found online) sit at 0.85% to 1.0% per month. The calculator includes this band purely as a comparison; on a £1 million-plus HNW case there is rarely a reason to use a mainstream lender, and the route comparison in the calculator usually shows a five- or six-figure saving from one of the other routes.

How does cross-charging change the LTV math?

Cross-charging means adding a second property as additional security on the same facility. The lender takes a charge over both properties. What that changes for the LTV math is that the lender prices to the combined LTV across both charges, not the LTV against one asset. A lender capped at 65% combined LTV will lend more against the lead property in a cross-charge structure than it will against the lead property in isolation, because the second property reduces the lender's net exposure.

Worked numbers from a real shape we see often. Lead property £4 million, second unencumbered property £3 million, combined security £7 million. A private bank capped at 60% combined LTV can lend up to £4.2 million on the facility. That is effectively 105% LTV against the lead property in isolation, but 60% combined LTV across both properties. In practice no private bank will breach 100% on the lead, so the practical ceiling is typically 90% on the lead property with combined LTV around 50% to 55%. The cross-charge box in the calculator models this directly: enable it, enter the second property value, and the combined LTV figure updates.

Which interest structure should I model: serviced, rolled-up or retained?

The three structures behave differently on total cost and on monthly outflow. Rolled-up interest compounds monthly on the loan balance and is paid in full at exit. There is no monthly servicing, which is why it is the most common structure on HNW bridging. The trade-off is that monthly compounding adds total cost. On an 18-month £2 million case at 0.62% per month, rolled-up runs around 5 to 6% higher in total interest than the same case serviced monthly. The calculator shows the exact difference.

Retained interest is deducted from the advance upfront. If the facility is £2 million and 18 months of interest is £223,000 retained, the borrower receives £1.777 million net and repays £2 million plus exit admin at the end. Total cost is the same as serviced; the difference is purely in the cash flow at drawdown. It is most common on shorter facilities where the lender wants the interest secured upfront.

Serviced interest is paid monthly out of the borrower's cashflow or income. Total cost is the lowest of the three structures because there is no compounding and no upfront deduction. It requires the borrower to have monthly income or rental cashflow to service the interest. HNW clients with strong income often choose serviced for the cost saving. Clients using a bridge ahead of a property sale typically use rolled-up because there is no income stream to service from until the exit.

Worked example: £2.5 million bridge against a £4 million prime London residence

That is what the route comparison in the calculator shows on every case you model. Same underlying numbers, three rate bands, three total cost outcomes. The right answer is not always the cheapest rate (private bank route requires a wider relationship; specialist HNW route is faster). What matters is seeing the saving in pounds and understanding which route the case actually fits.

What this calculator does not factor in

The calculator covers bridging-facility cost. It does not cover transaction taxes or structural costs that sit alongside the facility. The single largest of these is Stamp Duty Land Tax. SDLT applies on UK property purchases, with surcharges for non-resident buyers (2%), additional-dwelling purchases (5%), and corporate purchases (3% additional, plus the higher rate of 17% on residential purchases above £500,000 in some structures). On a £4 million residential purchase by a corporate buyer, SDLT can run beyond £800,000. It is a transaction tax paid at completion of the purchase, not during the bridging facility, but on most acquisition cases it dwarfs the bridging cost and should be modelled separately by a UK tax adviser.

Annual Tax on Enveloped Dwellings (ATED) is the other major item, annual rather than transactional. ATED applies where UK residential property valued above £500,000 is held by a non-natural person (a company, partnership or collective investment scheme). Most genuine investment property qualifies for ATED relief; owner-occupied property held corporately typically does not.

Beyond tax, the calculator also does not model default rates (the rate the facility moves to if not redeemed by the agreed maturity), early redemption charges or minimum interest periods, FX risk on cross-currency facilities, additional survey costs on heritage or non-standard properties, or insurance and indemnity costs the lender's solicitor will require during the facility. Any of these can change the headline total cost. Treat the calculator's output as an indicative comparison across the three lender routes, not as a final pricing figure.

Top ten things to know about £1m-plus HNW bridging costs

1. Private bank rates start at 0.30% per month on prime security with a wider banking relationship in place. This is the cheapest UK bridging route by a clear margin.
2. Specialist HNW lenders start at 0.55% per month with no relationship requirement. Faster than private bank and the right route when speed dominates.
3. Mainstream specialist rates (0.85% to 1.0%) are not for £1m+ HNW work. The route comparison in the calculator typically shows a five- or six-figure saving from one of the other routes.
4. Cross-charging unlocks 90% effective LTV on the lead property. A second unencumbered property as security reduces combined LTV across the facility, which lets the lender lend more against the lead asset.
5. Rolled-up interest compounds. It is the most common structure on HNW bridging but it adds 5 to 10% to total cost on a 12 to 18 month facility versus serviced.
6. Arrangement fees: private bank 0.5 to 1.5%, specialist HNW 1 to 2%. On facilities above £5 million they often narrow to 1.0% or lower because the pound figure becomes substantial.
7. the FCA high net worth rules extends regulated term to 60 months. Used on extended-term HNW cases where the borrower meets the FCA's HNW definition.
8. Valuation on £5m+ properties: typically £3,000 to £8,000+. Heritage, listed and non-standard properties run higher.
9. Legal fees both sides: £3,000 to £8,000 typically on a clean £1m+ case. Trust, offshore or complex security structures run higher.
10. Going to the wrong lender route is expensive. The calculator's route comparison shows the cost in pounds. On a £2.5 million 12-month case, the gap between mainstream and private bank can run £170,000+.

HNW bridging calculator: frequently asked questions

Also on mobile

Use this calculator and 3 more inside the FD Commercial app

Free on Google Play. No signup, no in-app purchases. Includes the Bridging Cost Analyser, Development Appraisal, BTL Stress Tester, and a Stamp Duty Calculator covering SDLT, LBTT and LTT.