Property Flip Finance
Bridging finance for buy-refurbish-sell investors - fast acquisition, light to heavy refurbishment funding, and a clean sale exit. Rates from 0.55% pm, 130+ specialist lenders, same day decisions.
The right finance for a clean in-and-out deal
A property flip is a straightforward proposition: buy a property that needs work, add value through refurbishment, and sell at the higher value within a defined timeframe - typically 6 to 18 months. The returns depend on three things: buying at the right price, controlling refurbishment costs, and exiting cleanly at a sale price that reflects the GDV.
The finance that makes a flip work is bridging - short-term, interest-only property finance that covers the purchase and often the refurbishment costs, redeemed on the sale proceeds. The right bridging product needs to match the refurbishment scope, the exit timeline, and the LTV available on the purchase.
Doulton Bridging Finance arranges flip finance from first enquiry through to bridge redemption. We work with experienced and first-time property flippers, structure refurbishment tranches correctly, and monitor the exit timeline so the bridge is always redeemed on the sale - not extended unnecessarily at cost.
Indicative Rate Guide
| Refurb Type | Rate From | LTV | Typical Term |
|---|---|---|---|
| Light refurb (cosmetic) | 0.55% pm | Up to 75% | 3-12 months |
| Medium refurb (kitchen, bathroom, windows) | 0.65% pm | Up to 75% | 6-12 months |
| Heavy refurb (structural, extensions) | 0.75% pm | Up to 70% GDV | 9-18 months |
| Change of use / conversion | 0.80% pm | Up to 65% GDV | 12-24 months |
Rates are indicative and subject to individual assessment. Your actual terms may differ based on the specifics of your case.
Six factors that determine your flip finance terms
Light vs Heavy Refurbishment
Cosmetic refurbishment - decoration, flooring, kitchen and bathroom upgrades - is financed on standard residential bridging at the lowest rates. Structural works, extensions, and change of use require specialist refurbishment bridging with monitoring surveyor sign-off on tranche releases. The scope determines the lender.
Purchase LTV and Deposit
Most flip bridging advances up to 75% of the purchase price. The deposit - typically 25-30% plus costs - comes from the investor's own funds or a second charge on another property. Higher deposits unlock better rates and more lender choice.
Refurbishment Costs Included
Many specialist refurbishment bridging facilities include the cost of works within the facility - reducing the cash the investor needs upfront. Works funding is released in tranches as each stage completes, verified by a monitoring surveyor.
GDV and Sale Price Evidence
Lenders assess the flip on the end value (GDV), not just the purchase price. Strong comparables for the refurbished property - recent sales of similar properties in the same postcode - are the most powerful evidence for the GDV and determine the maximum facility.
Exit Timeline and Market
The bridging term must be long enough to complete the works and sell at the right price - not the distressed price of a forced sale. We factor in realistic timelines: conveyancing (8-12 weeks), refurbishment (the builder's programme plus contingency), and sale (average time on market for the area).
Investor Experience
Experienced property flippers with a track record access the widest lender choice and the most competitive rates. First-time flippers are not excluded - but the deal must be conservative enough to work with a slightly more limited lender panel at first.
How we arrange your flip finance
Deal assessment
Share the purchase price, planned works scope, GDV estimate, and target sale timeline. We assess the deal, identify the appropriate bridging product, and provide indicative terms the same day.
Bridge arranged before exchange
We arrange the bridging facility before exchange of contracts - critical for auction purchases and motivated sellers. Formal offer in days, not weeks.
Refurb tranches managed
For refurbishment facilities, we manage the tranche release process - co-ordinating the monitoring surveyor visits, certifying completed stages, and releasing funds to your builder on schedule.
Sale and redemption
When the property sells, the bridge is redeemed from the sale proceeds. We monitor the sale timeline and manage any extension required if the sale completes slightly later than planned.
Buy, refurbish and sell with one bridging partner
Fast acquisition, light to heavy refurbishment funding, and a clean sale exit - structured so the bridge is redeemed on the sale, not extended unnecessarily at cost.
Frequently asked questions
Can I include refurbishment costs in the bridging loan?
Yes - specialist refurbishment bridging facilities include both the purchase price and works costs in a single facility. Works funding is released in tranches as stages are certified by a monitoring surveyor. This reduces the cash you need upfront.
What is the maximum LTV for property flip bridging?
Up to 75% of the purchase price for standard residential, or up to 70-75% of the GDV (end value) for refurbishment facilities. On a property purchased for £150,000 with a GDV of £220,000, the facility can be structured against the GDV - unlocking more capital.
Can I flip a property through a limited company?
Yes - limited company bridging is available from specialist lenders. Flipping through a company has tax implications (corporation tax rather than income tax on profits) that affect the overall return. We advise on structure but recommend specialist tax advice.
What happens if the property doesn't sell within the bridge term?
Bridging can be extended in most cases. The key is managing this proactively - we monitor the sale timeline and approach lenders for an extension well before the original term expires. Extension is not a crisis if it is managed in advance.
Can I flip an ex-commercial or unusual property?
Yes - specialist lenders are comfortable with commercial-to-residential conversions, HMO conversions, and unusual property types. The rate and LTV available reflects the additional complexity, but the finance exists for the right deal.
Explore related pages
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Property Flipping Guide
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Ready to finance your next flip?
Send us the purchase price, the planned works, and your GDV estimate. We come back the same working day with indicative terms, a lender shortlist, and a realistic timeline to redemption on the sale.