Funding 365 is an independent bridging lender that offers short-term loans on residential, semi-commercial and commercial investment property, together with refurbishment and ground-up development finance. Its bridges run from £100,000 to £5 million, with larger loans considered, and it says it rebates interest daily when a loan is repaid early rather than charging early repayment fees. Bridge & Build Finance is an independent broker and is not part of Funding 365, so we can compare its terms with other bridging lenders. You can read more on Funding 365's own website.
About Funding 365
Funding 365 says it was established in 2013, by founders who previously worked in investment banking, with the aim of delivering affordable short-term property finance without hidden costs. The lending company is Funding 365 Limited, registered in England and Wales, with offices in London. It describes its funding as principal-led.
In June 2026 Funding 365 was acquired by Balbec Capital, a US-based investment manager, with the existing management team staying in place to run the business. Balbec said it plans to deploy capital through Funding 365, which had originated more than 1,700 loans since launch.
Funding 365 is not regulated by the Financial Conduct Authority, so it lends only on unregulated, first charge cases: investment property and business purposes, not homes the borrower or their family live in. Its model is built around underwriters rather than a sales team, with the same underwriter managing a case from enquiry to redemption.
Funding 365 is one of the lenders we compare for bridging loans, refurbishment finance and smaller ground-up development.
What Funding 365 funds
At the time of writing (October 2026), Funding 365's product guides set out these broad criteria. Leverage figures are maximums and depend on the property and borrower.
| Product | Loan size | Region | Maximum LTV |
|---|---|---|---|
| Residential bridge (including HMOs, holiday lets and semi-commercial) | £100,000 to £5 million, larger considered | England and Wales | 75% gross |
| Commercial bridge | £100,000 to £1 million | England and Wales | 65% gross, higher with additional security |
| Light refurbishment (works up to 40% of value) | £100,000 to £5 million | England and Wales | 75% day one, 75% of GDV |
| Heavy refurbishment (works up to 150% of value) | £100,000 to £5 million | England and Wales | 75% day one, 75% of GDV, 85% of costs |
| Northern Ireland residential bridge | £100,000 to £2 million | Northern Ireland | 65% gross |
| Ground-up development | From £250,000 | England and Wales | 65% of GDV, 85% of costs |
Bridges are offered on 12 to 18 month facilities, with no exit fee and no early repayment charge once three months' interest has been paid, so a loan can be cleared sooner if the exit arrives early. Refurbishment and development works are funded in arrears, up to 100% of the works cost, within the overall limits.
Bridging uses include purchases, auction purchases, refinances, development exits, portfolio consolidation and business cash flow. Heavy refurbishment covers extensions, conversions to residential or HMO, permitted development schemes and finish and exit cases. Funding 365 does not lend on land, agricultural property or owner-occupied homes.
Who Funding 365 suits (and who it may not)
Funding 365 tends to suit:
- Property investors and limited companies buying or refinancing residential, HMO, holiday let or semi-commercial property.
- Developers needing a development exit bridge to repay build finance while units sell.
- Refurbishers, from light works to conversions and heavy refurbishment.
- Smaller ground-up residential schemes in England and Wales.
- Investors in Northern Ireland, which many bridging lenders do not cover.
- Borrowers with some adverse credit, which it says it considers case by case.
It is not suitable for anyone needing a bridge on their own home, as it does not offer regulated bridging. It is also a poorer fit for land purchases, Scottish property, trusts and partnerships, and commercial bridges above £1 million.
What Funding 365 looks at
Funding 365's underwriters typically look at:
- The property: type, condition, title and value, confirmed by a valuation.
- Your exit: sale, refinance onto a term loan, or completion of a development.
- Who is borrowing: UK nationals and UK limited companies, with foreign nationals who have a solid UK credit footprint considered case by case.
- Credit history, with adverse credit considered individually.
- For refurbishment and development, your experience, the cost of works and the projected profit on cost. Less experienced borrowers are typically offered lower leverage.
- For commercial property, the tenants and lease terms.
Pros and cons
Pros
- No exit fees, and no early repayment charges after three months' interest.
- Covers bridging, light and heavy refurbishment and ground-up development.
- Lends in Northern Ireland as well as England and Wales.
- HMOs, holiday lets and semi-commercial property considered.
- Adverse credit considered case by case.
Cons
- No regulated bridging for owner-occupied homes.
- No lending in Scotland, and no land loans.
- Commercial bridges capped at £1 million.
- Ground-up development is for residential schemes only.
Going through a broker vs going direct
Funding 365 deals directly with borrowers and with brokers. A direct approach shows you one lender's terms. Bridging offers vary on rate, arrangement fees, exit fees, minimum interest periods and leverage, and Funding 365's no exit fee approach may or may not make it the cheapest overall for your timescale.
We search the market, present your case and approach suitable lenders, including Funding 365 where it fits. It is free to enquire, and any broker fee is disclosed before you proceed. See our guide to bridging loans.
Alternatives to Funding 365
- LendHub: bridging, refurbishment and finish-and-exit lending, including commercial-to-residential.
- Catalyst: bridging, refurbishment and development exit loans.
- Roma Finance: bridging, refurbishment and development finance from smaller loan sizes.
- Masthaven Finance: bridging, development and finish-and-exit, including regulated cases.
- Ultimate Finance: bridging, refurbishment and development exit lending.
Common questions
How much can Funding 365 lend?
Funding 365's residential and refurbishment bridges run from £100,000 to £5 million, with larger loans considered. Commercial bridges go up to £1 million and Northern Ireland bridges up to £2 million.
Does Funding 365 charge exit fees?
Its bridging guides show no exit fee and no early repayment charge, subject to a minimum of three months' interest.
Does Funding 365 offer regulated bridging?
No. Funding 365 says it is not regulated by the Financial Conduct Authority and lends on unregulated first charge loans only, so it does not lend on homes the borrower lives in.
Does Funding 365 lend in Northern Ireland?
Yes. It offers a Northern Ireland residential bridge from £100,000 to £2 million, typically up to 65% LTV. Its other bridging and refurbishment products are for England and Wales.
Does Funding 365 fund ground-up development?
Yes. It offers ground-up development loans on residential schemes in England and Wales, from £250,000, typically up to 65% of GDV and 85% of costs.
Who owns Funding 365?
Funding 365 was acquired by Balbec Capital, a US-based investment manager, in June 2026. Its existing management team continues to run the business.
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.
