Last updated: November 6th, 2026
Bolton Business Finance is a UK commercial finance broker that arranges 100% LTV bridging loans for property investors, developers and limited companies who want to buy without putting their own cash into the purchase, either by buying below market value or by offering other property as extra security.
A 100% LTV bridging loan, also called a no deposit bridging loan or 100% loan to value bridging, is a short-term property loan that covers the full purchase price. No bridging lender will lend 100% of the value of a single property on its own, so the full price is only reached in two ways: the property is worth well above what you are paying, or the lender takes a charge over another property you own so that the total loan is still within its normal limits.
Written by Marcus Wright, owner and founder of Bolton Business Finance Ltd, in financial services since 2008 and a commercial finance broker since 2019. Last reviewed November 2026.
Most bridging loans stop at around 75% of the property value, or up to 85% on refurbishment projects. This guide explains when 100% of the price is possible, how lenders work out the numbers, what it costs and why many requests are turned down. We place these deals with the specialist lenders on our panel of 135+ that accept below market value purchases and additional security.
The short version
- A 100% LTV bridging loan covers the whole purchase price, but never 100% of the property value on its own.
- Route one is a below market value purchase. Lenders working to 75% of open market value can cover the full price when you buy roughly 25% or more below the valuation.
- Route two is extra security. The lender takes a first or second charge over another property you own, and keeps the total borrowing across all the properties to around 65% to 75% of their combined value.
- You still need cash for stamp duty, legal fees and valuations. On a £250,000 buy to let purchase the stamp duty alone is about £15,000 at the higher rates.
- In our live example, an investor buying a £1.2 million property is raising about £870,000 on second charges over four properties they already own, with total borrowing on them capped at 70% of their combined value.
- We arrange 100% bridging for business and investment purposes only, across England and Wales.
| Item | Detail |
|---|---|
| How 100% is reached | A below market value purchase, or a charge over other property you own |
| Loan to value | Up to 75% of open market value on residential, around 70% on semi-commercial and 65% on commercial, measured across all the security |
| Extra security accepted | Buy to let property, commercial property, trading premises, land and, with some lenders, the director’s own home |
| Type of charge | First charge, second charge or equitable charge, depending on the lender and the existing mortgage |
| Facility size | From £50,000, with specialist 100% products from about £100,000 to £3 million |
| Term | Typically 6 to 18 months, with 1 to 36 months available across the panel |
| Interest | From 0.55% a month across our panel, usually higher where second charges are involved, 0.90% a month in our live example |
| Fees | Lender arrangement fee usually 2%, exit fee 0% to 1%, a valuation and legal work on every property charged |
| Borrower | Limited companies, SPVs, partnerships and individual investors, business purposes only |
| Broker fee | £495 on application plus 1% on completion |
Want to buy without a deposit?
Send us the purchase price, what you think the property is worth, and the value and mortgage balance of any other property you could offer as security. We will come back to you, usually within 24 hours, with whether 100% is achievable and what it is likely to cost.
Can You Get a 100% LTV Bridging Loan?
Yes, but only in two situations. Bridging lenders set a maximum loan to value for each type of property, usually 75% for residential, and they will not go above it on a single property however strong the borrower is. A 100% bridging loan therefore means 100% of the purchase price, not 100% of the value. When you see bridging loans with 100% LTV advertised, the figure is measured against the price you pay, while the lender’s own exposure stays within its normal limit.
To borrow the full price, the lender needs one of two things:
- More value than price. The property is being bought at a genuine discount, so 75% of its valuation is equal to or more than what you are paying. This is a below market value purchase.
- More security than one property. You offer a charge over another property with enough equity in it, so the lender can lend the full price while the total debt stays within its limits across everything it holds.
If neither applies, the honest answer is that you will need a deposit, usually 25% of the price plus costs. A good broker will tell you that at the start rather than after you have paid for a valuation.
| Item | Below market value | Extra security |
|---|---|---|
| What makes it work | Valuation well above the purchase price | Equity in another property you own |
| Typical requirement | Purchase about 25% or more below value | Enough equity to cover the shortfall plus fees |
| Properties charged | Just the one you are buying | The purchase plus one or more others |
| Main risk | Valuation comes in lower than expected | Your other property is at risk if the loan is not repaid |
| Extra costs | One valuation, one set of legal work | A valuation and legal work on every property |
| Best for | Auction, probate, repossession and portfolio purchases | Investors with equity in existing property and no spare cash |
Route One: 100% Bridging on a Below Market Value Purchase
A below market value bridging loan is set against the lender’s own valuation rather than the price you agreed. If a house values at £200,000 and you are buying it for £150,000, a lender working to 75% of value can advance £150,000, which is the whole price.
Two tests apply. The loan must be within 75% of the open market value, and it must also be within the lender’s cap on the price paid, which is commonly 90% to 95% and only 100% with a smaller group of lenders. The discount therefore needs to be around 25% or more for the full price, and the reason for the discount needs to make sense to the lender, such as an auction, a probate sale, a repossession or a portfolio sale.
The valuation decides everything. In a Kent auction purchase we arranged in July 2026, the investor estimated the house at £245,000 and the lender’s valuer said £215,000, which changed the structure of the loan. Our full guide covers how BMV lending works, the worked figures and that case study in detail.
Route Two: 100% Bridging Using Extra Security
With extra security, the lender takes a charge over another property as well as the one you are buying. This is often called a cross charge. It lets the lender advance the full purchase price because it can look at the total debt against the total value of everything it holds, rather than the purchase on its own.
Lenders usually want the combined borrowing, including any existing mortgages on the extra security, to stay at or below 65% to 75% of the combined value. The exact limit depends on the property types. One lender’s decision in our live example below capped total borrowing at 70% of combined value, inclusive of the first charge mortgages already in place.
Worked Example: Buying a £250,000 Property With No Cash
An investor buying a buy to let property for £250,000 has no cash for the deposit but owns a second buy to let worth £220,000 with a £70,000 mortgage. The figures below are an illustration before stamp duty and legal costs.
| Item | Single property only | With extra security |
|---|---|---|
| Security value | £250,000 | £470,000 combined |
| Existing debt on security | None | £70,000 first charge mortgage |
| Maximum loan | £187,500 at 75% of value | £255,000 gross, including a 2% fee |
| Total debt across all security | £187,500 | £325,000 |
| Loan to value | 75% | About 69% combined |
| Cash needed for the price | £62,500 | £0, before costs |
At an illustrative 0.85% a month, serviced interest on a £255,000 loan is about £2,168 a month. Retaining or rolling up the interest instead would increase the gross loan, so the combined loan to value would need more headroom.
What Can Be Used as Extra Security?
- Buy to let property, residential or holiday let, with a first charge if unencumbered or a second charge behind the existing mortgage.
- Commercial property, such as shops, offices, industrial units and mixed use buildings.
- Trading premises, where the business owns its own building.
- Land, usually with planning permission and at a lower loan to value.
- Your own home, with some lenders, where the borrower is a limited company and the loan is for business purposes. See the note below.
- A third party property, owned by a director, partner or family member, who will need independent legal advice before agreeing.
Using your own home as security
Lenders do not all treat a charge over a home the same way. Where the borrower is a limited company and the money is used for business or investment purposes, many lenders treat a charge over a director’s home as unregulated. Others treat any charge over a home the borrower lives in as regulated, which brings a maximum term of 12 months and a different process.
One development lender in our live example took the second view. If you are planning to offer your home, tell us at the start so we only approach lenders whose approach fits your plans. Your home is at risk if you do not keep up repayments on a loan secured on it.
First Charge, Second Charge or Equitable Charge
A first charge is used when the extra security is owned outright. A second charge sits behind an existing mortgage, and the first lender may need to give consent depending on its terms. An equitable charge is a lighter form of security sometimes used where a second charge cannot be registered, for example where the first lender will not consent. Lenders will lend more against a first charge than a second, and least against an equitable charge. Our guide to second charge bridging loans covers these in more detail.
One Lender or Two?
There are two ways to structure an extra security deal. The simpler one is a single lender that takes a first charge on the purchase and a charge over your other property in the same loan. The alternative is two lenders: one lends against the purchase at its normal loan to value, and a second lender provides a separate capital raise against your existing property to fund the deposit.
The two lender route can work when no single lender is comfortable with the whole package, but the purchase lender will want to know exactly where the deposit is coming from. Expect to provide the second lender’s offer, and possibly a deed of priority or subordination at the legal stage.
Live Example: 100% of a £1.2 Million Purchase
This is a real Bolton Business Finance deal that is in progress at the time of writing, with identifying details removed. It shows how a 100% request often has to be restructured before it finds the right lenders.
| Item | Detail |
|---|---|
| Borrower | Limited company, directors with 25 years of property experience |
| Purchase | Vacant listed hotel in the north west of England for conversion to apartments and houses, full planning granted September 2026 |
| Purchase price | £1,200,000 |
| Client’s aim | No cash contribution to the purchase |
| Purchase funding | First charge bridge on the hotel, 12 month term |
| Deposit funding | Separate capital raise on second charges over four properties the clients already own |
| Value of extra security | About £2.54 million combined, subject to valuation |
| Capital raise | About £870,000 gross, capped at 70% of combined value including existing mortgages |
| Rate and fees | 0.90% a month, 12 months interest retained, 2% arrangement fee, no exit fee |
| Net capital raise | About £748,000 after the arrangement fee, retained interest and title insurance |
| Exit | Refinance of the finished units onto term investment finance |
The first approach was a single development lender, asked to fund this purchase and a second site in full against the extra security. The lender declined to combine two separate sites into one facility and, assessing them individually, could only offer about £555,000 on day one against £1.48 million of purchases. It also took the view that a charge over the clients’ home would bring a regulated element limited to 12 months, which did not fit a 24 month build programme, and it was concerned that using all the available equity would leave the clients highly geared with little to cover cost overruns.
We separated the deals. The hotel purchase moved to a first charge bridging lender, and the deposit was raised separately against the clients’ existing properties with a second lender. Both lenders have issued decisions in principle and the first charge lender is in underwriting. We will update this page when the deal completes.
What the example shows
- A single lender will not always accept the whole package, even with £1.75 million of equity on offer. Splitting the purchase and the deposit across two lenders can solve it.
- Lenders measure total borrowing across every property charged. Here the cap was 70% of combined value, including the existing mortgages.
- The purchase lender asked where the deposit was coming from and for the second lender’s offer, because borrowed deposit money has to be disclosed.
- Lenders want to see liquidity left over after the deal. Using every pound of equity can count against you, especially on development.
Why 100% Bridging Requests Get Declined
Most no deposit enquiries we receive do not proceed in the form they arrive. These are the reasons we see most often:
- Not enough equity. Once the existing mortgages are included, the combined loan to value is over the lender’s limit.
- A weak or unclear exit. The lender cannot see how the loan will be repaid within the term, for example a refinance that relies on a valuation that may not be achieved.
- Discount without a reason. A claimed below market value purchase with no auction, probate, distressed or portfolio reason behind it is treated with suspicion.
- Too highly geared. The borrower would have no cash left for stamp duty, costs, voids or overruns.
- Security the lender cannot use. A first lender that refuses consent for a second charge, a short lease, or a property type the lender does not accept.
- No property track record. Many lenders offering high leverage want the borrower to already own property, and first time investors are usually offered less.
Maximum LTV on Bridging Loans
The max LTV on bridging loans depends mainly on the property type and whether you are buying at a discount or offering extra security. These are the typical limits across our panel in November 2026:
| Type of bridge | Typical maximum |
|---|---|
| Residential purchase or refinance | 75% of value |
| Residential refurbishment | Up to 85% of the purchase price with some lenders |
| Semi-commercial and mixed use | Around 70% of value |
| Commercial property | Around 65% of value |
| Land | Up to 70% with planning, lower without |
| Below market value purchase | 75% of open market value, up to 100% of the price |
| With extra security | Up to 100% of the price, total borrowing usually 65% to 75% of combined value |
Lenders quote loan to value on the gross loan, which includes the arrangement fee and any retained or rolled interest. A headline 75% gross can mean a net advance of 65% to 70% of value once a year of interest is retained, so always compare the net amount you will actually receive.
High LTV bridging loans at 80% to 85% are available on some refurbishment deals, where the lender advances a larger share of the purchase price because the works will add value. They are priced higher than a standard 75% bridge and the lender will want a clear, evidenced exit.
100% Bridging Loans for Land and Commercial Property
Land. Land bridging is limited to about 70% of value with planning in place, and less without it, from around 0.75% a month with a minimum loan of £50,000. On land, 100% of the price is only realistic with extra security, or where land with fresh planning is being bought well below its new value.
Commercial property. How much you can borrow on commercial premises is set by the lender’s valuation, and commercial bridging usually stops at around 65% of value, so a below market value purchase needs a deeper discount, roughly 35% or more, to cover the full price. Extra security is the more common route. The lease, the tenant and the condition of the building all affect the valuation and therefore how much equity the lender needs elsewhere.
How Much Does a 100% LTV Bridging Loan Cost?
Interest rates on 100% deals are set by the overall risk, so a below market value purchase with strong equity can price close to a standard bridge, while a loan relying on second charges is usually priced higher. These are typical costs for the £250,000 worked example above:
| Cost | Typical amount |
|---|---|
| Interest | From 0.55% a month across the panel, usually higher with second charges, 0.90% a month in our live example |
| Lender arrangement fee | Usually 2% of the loan, about £5,100 |
| Exit fee | 0% to 1%, many lenders charge none |
| Valuations | One on each property charged, typically £1,000 to £2,500 combined |
| Legal fees | Your own and the lender’s, higher with two titles, typically £2,500 to £4,000 |
| Stamp duty | About £15,000 at the higher rates on a £250,000 additional residential property |
| Broker fee | £495 on application plus 1% on completion |
You can work out the full cost of a bridge, including retained interest and fees, with our bridging loan cost calculator.
The Risks of a No Deposit Bridge
Borrowing the full price leaves no cushion. If the valuation on exit comes in low, the refinance may not repay the bridge in full. If the sale or refinance is delayed, interest keeps running and default rates on bridging can be several times the normal rate. With extra security, the other property is at risk as well as the one you are buying.
Before committing, make sure you have cash for stamp duty and costs, a realistic exit with an agreed lender or a sensible sale price, and some money left over for voids or works. Take independent legal advice, especially where a family member is providing security.
How to Apply for a 100% LTV Bridging Loan
- Send us the deal. The purchase price, the reason for any discount, and the value and mortgage balance of any extra security.
- We check it is achievable. We work out the combined loan to value and tell you whether 100% is realistic before you spend money on valuations.
- Lender terms. We approach the lenders on our panel that fit and compare the net advance, not just the headline rate.
- Valuations. The lender instructs a RICS valuation on the purchase and on every property it will take a charge over.
- Legal work. Solicitors register the charges, deal with any consent from existing lenders and confirm how the deposit is funded.
- Completion and exit. Funds are released on completion and we line up the refinance or sale that will repay the bridge.
Apply for 100% Bridging Finance
As an independent property finance broker, we can arrange a 100% LTV bridging loan quote for you. Fill in the form below or call us on 0161 546 9128.
Tell us about your purchase
The address, the agreed price, any discount and the reason for it, plus the value and mortgage on any property you could offer as security. We usually come back within 24 hours with whether 100% is achievable and the net loan you are likely to receive.
We are based in Bolton, Greater Manchester, and arrange 100% bridging for purchases across England and Wales. See our commercial finance broker in Bolton page for local contact details.
Frequently asked questions
Can you get 100% bridging finance?
Yes, but only on the purchase price, not on the value of a single property. You need either a below market value purchase, where 75% of the valuation covers the price, or extra security over another property you own so the total borrowing stays within the lender’s limits. You still need cash for stamp duty, legal fees and valuations.
Can I get a bridging loan with no deposit?
Yes, if you are buying roughly 25% or more below the open market value, or you can offer a first or second charge over another property with enough equity. Without one of those, most bridging lenders need a deposit of about 25% of the price plus costs.
Can I use a bridging loan to buy below market value with no deposit?
Yes, provided the discount is large enough. A residential bridging lender working to 75% of the open market value can cover the whole price when you are buying at roughly 25% or more below that value. The lender’s valuer must confirm the higher figure, and you still need cash for fees, legal costs and stamp duty unless they are added to the loan.
Which bridging lenders lend against market value rather than purchase price?
Not every bridging lender will. Those that do usually want a clear reason for the discount, such as an auction purchase, a probate or distressed sale, or an off-market deal, and most still cap the loan at 100% of the price plus costs. We place these cases with the lenders on our panel that accept open market value lending.
What is the maximum LTV for a bridging loan?
For residential property it is usually 75% of value, up to 85% of the price on some refurbishment loans, around 70% on semi-commercial, around 65% on commercial and up to 70% on land with planning. With a below market value purchase or extra security, the loan can reach 100% of the purchase price.
How much equity do I need in my other property?
Enough that your total borrowing, including the existing mortgage on that property, stays within about 65% to 75% of the combined value of everything charged. In our £250,000 example, a second property worth £220,000 with a £70,000 mortgage was enough to cover the full price at about 69% combined loan to value.
Can I use my home as extra security for a bridging loan?
Sometimes. Where the borrower is a limited company and the loan is for business purposes, many lenders treat a charge over a director’s home as unregulated. Some lenders treat it as regulated, which limits the term to 12 months. Your home is at risk if the loan is not repaid, so take legal advice first.
Can I get a 100% bridging loan on land?
Rarely on the land alone. Land bridging is usually limited to about 70% of value with planning and less without it, so 100% of the price normally needs extra security over other property, or land bought well below the value it has with fresh planning.
How much does a 100% LTV bridging loan cost?
Interest runs from 0.55% a month across our panel, with second charge deals usually priced higher, such as the 0.90% a month quoted in our live example. Add a lender arrangement fee of around 2%, a possible exit fee, a valuation and legal work on every property charged, stamp duty and a broker fee of £495 plus 1% on completion.
Do you arrange 100% bridging on a home I will live in?
No. We arrange bridging for business and investment purposes only. If you or a close family member will live in 40 per cent or more of the property being bought, the finance is a regulated contract and falls outside our remit.
Related guides
- Bridging loans, how bridging works and what it costs
- Below market value bridging loans, lending on value rather than price
- Second charge bridging loans, raising money behind an existing mortgage
- 85% LTV bridging loans, higher leverage on refurbishment projects
- Auction finance, completing within the auction deadline
- Land bridging, buying land with or without planning
- Bridging loan cost calculator, work out the total cost of a bridge
About the author
Marcus Wright is the owner and founder of Bolton Business Finance Ltd. He has worked in financial services since 2008, beginning his career at Santander, and has been a commercial finance broker since March 2019.
He founded Bolton Business Finance in 2020 to give businesses access to the whole lending market rather than one bank’s own product range. The firm is a member of the National Association of Commercial Finance Brokers and works with a panel of 135+ lenders.
Marcus arranges commercial mortgages, bridging, development finance, business loans, asset finance, invoice finance and merchant cash advances. Call 0161 546 9128.
Marcus is also the author of UK Commercial Finance (2026), a commercial finance book for UK business owners and property investors.
The live example is a real Bolton Business Finance deal with identifying details removed to keep the client anonymous. Figures are taken from lender decisions in principle issued in October 2026, are rounded and are not an offer. The worked example is an illustration only. All finance is subject to valuation, legal due diligence and lender underwriting.
Bolton Business Finance Ltd is an independent commercial finance brokerage, not a lender. We are not authorised by the Financial Conduct Authority and can only complete non-regulated introductions. All lending is for business purposes only. We do not advise on or arrange residential mortgages, consumer buy to let or consumer credit. Where you or a close family member will live in 40 per cent or more of a property, the finance is a regulated contract and outside our remit. Rates and costs on this page are typical ranges, not quotes, and all finance is subject to status, valuation and lender criteria. Any property used as security is at risk if the loan is not repaid. Registered address: Westgate House, 1 Westgate Avenue, Bolton, Greater Manchester, BL1 4RF. Company number 12495909.