Fiduciam is a secured lender to property investors, developers and small businesses, lending across the whole of the UK, including Northern Ireland, and in parts of Europe. For developers it offers ground-up development finance and heavy and light refurbishment loans, and it also provides business bridging and loans against rental property. Bridge & Build Finance is an independent broker and is not part of Fiduciam, so we can compare its terms with other development and bridging lenders. You can read more on Fiduciam's own website.
About Fiduciam
Fiduciam describes itself as an institutionally funded and pension-fund owned marketplace lender. It says its funding comes from institutional investors with a long-term commitment rather than from opportunistic external funding. It is not a bank and does not take deposits. Its website shows loans funded of around £950 million, and it says it provided approximately £200 million of Coronavirus Business Interruption Loan Scheme lending during the pandemic.
Fiduciam states that it does not enter into regulated credit agreements and does not provide consumer credit or regulated mortgages, so its lending is to businesses and property investors only. It lends in sterling and euros, with core markets in the UK, Ireland, Spain, the Netherlands and Germany, and some bridging in other European markets.
Fiduciam is one of the lenders we compare for larger development finance and commercial bridging cases.
What Fiduciam funds
At the time of writing (October 2026), Fiduciam lists the following products. Its website shows most products at £1m to £25m, its UK team presentation quotes company-wide loans from £250,000 to £45m and more, and the range it currently works to on development loans arranged through brokers is £1m to £25m. The limits below are the more cautious ones.
| Product | What it is for | Key limits |
|---|---|---|
| Ground-up development | Building multiple residential or commercial units, with monthly drawdowns | Up to 70% of gross development value and up to 70% LTV at the start; terms up to three years |
| Heavy and light refurbishment | Refurbishment and permitted development conversions | Up to 70% LTV; terms up to three years |
| Business bridge | Short-term funding for business opportunities or working capital, secured on property or other assets | Up to 70% LTV; terms up to three years |
| Standard rental | Loans against income-producing property, including after an auction purchase | Up to 70% LTV |
On development loans, Fiduciam says there is no firm loan to cost cap, but the borrower must have money in the scheme and the funds to complete. Drawdowns are monthly with a quantity surveyor monitoring progress. It says multiple redemptions are possible as units sell, speculative schemes are allowed, and equity may be released at practical completion. On bridging, Fiduciam considers acquisitions, refinances, equity release, refurbishment, development exit and land with or without planning, on residential, semi-commercial, commercial and land security, and it says borrowers without a full track record may be considered. There is no early repayment charge after half the term, and nothing is charged on undrawn funds.
See our guides to heavy refurbishment finance and permitted development finance for more on those project types.
Who Fiduciam suits (and who it may not)
Fiduciam tends to suit:
- Developers needing £1m or more, and bridging borrowers needing £1m or more.
- Smaller and family-owned developers, which Fiduciam says it welcomes.
- Speculative residential or commercial development schemes.
- Refurbishment projects, where Fiduciam says first-time developers may be considered.
- Business owners raising short-term funds against property they own.
- Borrowers with property anywhere in the UK, including Northern Ireland, or in Ireland and certain European countries.
It is not suitable for regulated loans on a home, for small bridges under £1m, or for borrowers who need very high leverage. Developers who need most of their costs funded may find a stretch senior lender a better fit.
What Fiduciam looks at
Fiduciam says that for development a track record is important, but relevant experience can come from another property business. It will typically look at:
- The borrower's experience and the professional team.
- The value of the security and, for development, the gross development value.
- The developer's own contribution and ability to fund the scheme to completion.
- The build programme and cost plan, reviewed by a quantity surveyor.
- A clear exit, whether sales, refinance or a business event.
Pros and cons
Pros
- Development loans from £1m to £25m, and bridging from £1m.
- Development, refurbishment and business bridging from one lender.
- Terms of up to three years.
- Multiple redemptions and equity release at practical completion on development loans.
- Lends across the whole of the UK, including Northern Ireland, and in several European countries, in sterling or euros.
Cons
- No regulated lending.
- Leverage capped around 70%, lower than stretch senior lenders.
- Not designed for smaller loans.
- An exit fee applies on development loans.
Going through a broker vs going direct
Fiduciam works with intermediaries as well as directly. On loans of £1m and above, small differences in fees, exit charges and leverage can make a large difference to the total cost, so comparing is worthwhile. We search the market, approach suitable lenders and present your case, then set the offers side by side.
It is free to enquire, and any broker fee is agreed with you before you proceed. Our large bridging loans page explains what lenders look for at this size.
Alternatives to Fiduciam
- Octopus Property: bridging and development finance across a wide loan range.
- Shawbrook Bank: a specialist bank offering bridging and development finance.
- Hampshire Trust Bank: development and bridging finance for experienced developers.
- Sancus: development lending with operations in the UK and Channel Islands.
Common questions
How much does Fiduciam lend?
On development, Fiduciam currently works to £1m to £25m through brokers, and its bridging starts from £1m. Its website shows most products at £1m to £25m, and its UK presentation quotes company-wide loans from £250,000 to £45m and more.
What LTV does Fiduciam lend at?
At the time of writing, Fiduciam lends up to 70% LTV on its main products, and up to 70% of gross development value on ground-up development.
Does Fiduciam lend to first-time developers?
Fiduciam says first-time developers may be considered for refurbishment. For ground-up development it says a track record is important, though it can come from another property business. On bridging, it says borrowers without a full track record may be considered.
Does Fiduciam offer regulated bridging?
No. Fiduciam states that it does not enter into regulated credit agreements or provide regulated mortgages.
Does Fiduciam lend outside the UK?
Yes. As well as the whole of the UK, including Northern Ireland, its markets include Ireland, Spain, the Netherlands and Germany, and it lends in sterling or euros.
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.
