Evolve Lending, trading as Evolve Lending Group, is a London-based private lender to small businesses, property investors and developers. Rather than development finance, it offers secured short-term funding: The Revolver, a revolving credit facility; The Enabler, a first, second or equitable charge bridge; and The Stabiliser, a bridge-to-term loan for income-producing property. Bridge & Build Finance is an independent broker and is not part of Evolve Lending, so we can compare its terms with other bridging and revolving facility lenders. You can read more on Evolve Lending's own website.
About Evolve Lending
Evolve Lending describes itself as an independent, privately funded secured lender and a family-run private principal lending business. It is not a bank, and its materials state that it works in partnership with Empowered Pensions Group. Its office is in the City of London.
Evolve is registered with the Financial Conduct Authority for anti-money laundering purposes, but its lending is not regulated. It lends only for business purposes, to limited companies and to individuals borrowing for business, so it does not offer regulated bridging on a home the borrower lives in. Borrowers do not have access to the Financial Ombudsman Service or FSCS protection on its loans. Its website does not give a founding date, so we have not stated one.
Evolve Lending is one of the lenders we compare for revolving bridging facilities and second charge bridging.
What Evolve Lending funds
At the time of writing (October 2026), Evolve offers three products:
| Product | What it is for | Loan size | Key limits |
|---|---|---|---|
| The Revolver | A secured line of credit that can be drawn, repaid and redrawn, for property developers, traders and trading businesses | £75,000 to £1m | Up to 75% of open market value; up to 36 months; first, second or equitable charge |
| The Enabler | Business expansion, light refurbishment or debt consolidation where a first charge option is not available | £25,000 to £2.5m | Up to 75% of open market value on first charge, up to 70% on second charge; up to 24 months |
| The Stabiliser | A bridge-to-term loan for commercial, semi-commercial, HMO and buy-to-let property, to stabilise income before mainstream refinancing | £150,000 to £2.5m | Up to 70% of open market value; up to 36 months; first charge only |
All three lend against residential, semi-commercial and commercial property in England and Wales, valued on open market value rather than purchase price or forced sale value. Leasehold property needs at least 75 years remaining. Interest on the revolving facility is charged only on the amount drawn, and there is no minimum term on The Revolver.
Second and equitable charges are only available where the first charge is held by a PRA-registered lender, such as a bank or building society. Evolve does not provide development or construction finance.
See our guides to bridge-to-term finance and commercial bridging loans.
Who Evolve Lending suits (and who it may not)
Evolve Lending tends to suit:
- Property traders and developers who want a reusable facility across several deals.
- Business owners raising money against property they own without remortgaging.
- Borrowers who need a second charge behind an existing bank or building society mortgage.
- First-time landlords and owner-occupiers of commercial offices needing time before a mainstream refinance.
- Borrowers with CCJs or past insolvency, which Evolve says it will consider.
- Foreign nationals, borrowing for business purposes.
It is not suitable for development or construction projects, regulated bridging on your own home, property in Scotland or Northern Ireland, or loans above £2.5m.
What Evolve Lending looks at
Evolve says it will consider CCJs and insolvencies, which may affect approval and pricing. Like most bridging lenders, it will typically look at:
- The value of the security, assessed by automated or desktop valuation plus a site visit, or by a full survey on the bridge-to-term product.
- The purpose of the loan and the exit.
- Any existing first charge lender, which must be PRA-registered for a second charge.
- A personal guarantee: up to 100% of the facility, or 50% on some first charge cases.
On The Stabiliser, it also asks for buildings and business insurance, fire risk and asbestos reports and an EPC.
Pros and cons
Pros
- A revolving facility, with interest only on the amount drawn.
- First, second and equitable charge options.
- No early repayment charges.
- Past CCJs and insolvencies considered.
- Loans from £25,000, with terms up to 36 months on some products.
- Standard first charge legal fees covered.
Cons
- No development or construction finance.
- Personal guarantees of up to 100% of the facility.
- England and Wales only.
- Unregulated, so no Financial Ombudsman Service or FSCS protection.
- Second charges only behind a PRA-registered first lender.
Going through a broker vs going direct
You can go to Evolve directly, and it also works with brokers. Second charge and revolving facilities differ widely between lenders on guarantees, fees and how interest is charged, and a revolving line is only good value if you will use it. We search the market, approach suitable lenders and set an Evolve offer against standard bridging and other facilities.
It is free to enquire, and any broker fee is agreed with you before you proceed.
Alternatives to Evolve Lending
- TAB: bridging including second charges for property investors.
- LendHub: first and second charge bridging across a wide loan range.
- Mercantile Trust: smaller first and second charge bridging loans.
- Reward Funding: bridging including second charges for business borrowers.
Common questions
What is The Revolver from Evolve Lending?
It is a secured revolving credit facility of £75,000 to £1m, up to 75% of open market value, that you can draw, repay and redraw over up to 36 months, paying interest only on the amount drawn.
Does Evolve Lending offer second charge bridging?
Yes. Its Enabler and Revolver products can be secured by a second or equitable charge, but only where the first charge is held by a PRA-registered lender.
Does Evolve Lending offer development finance?
No. Evolve states that it does not provide development or construction finance.
Will Evolve Lending consider bad credit?
Evolve says it considers CCJs and insolvencies, although they may affect approval and pricing.
Is Evolve Lending regulated?
Evolve's lending is not regulated by the FCA. It lends only for business purposes and is registered with the FCA for anti-money laundering purposes only.
This review is our independent summary of the lender's publicly stated lending, checked in October 2026. Criteria change, so confirm the current position before relying on it. Bridge & Build Finance is an independent broker and is not part of any lender reviewed. Finance is subject to status, valuation and lender approval.
