Goldentree Financial Services is a specialist short-term property lender that funds bridging loans and residential and commercial development. At the time of writing (October 2026), its website shows loans from £100,000 to £10m, development terms of up to 24 months and bridging terms of up to 12 months. Bridge & Build Finance is an independent broker and is not part of Goldentree, so we can compare its terms with other private and bank lenders. You can read more on Goldentree's own website.
About Goldentree
Goldentree says it was established in 2001 and describes itself as a long-established lender that lends its own funds. It is privately funded and says it is backed by Betfred. It reports more than £700m lent across 921 completed deals over the last ten years.
Goldentree makes lending decisions in-house and has its own in-house legal team, which it presents as helping with due diligence. It lends across England, Scotland and Wales, and displays membership of the Bridging & Development Lenders Association (BDLA) and the NACFB on its website.
Goldentree does not provide regulated mortgage contracts itself. If your bridge would be regulated, we will tell you at the outset how your case will be handled.
Goldentree is one of the lenders we compare for development finance and bridging loans.
What Goldentree funds
Goldentree offers two main product lines: development finance and bridging.
| Product | Loan size | Maximum leverage | Term |
|---|---|---|---|
| Residential development | £100,000 to £10m | Up to 70% of GDV and up to 90% of costs | Up to 24 months |
| Commercial development | £100,000 to £10m | Up to 75% of GDV and up to 90% of costs | Up to 24 months |
| Bridging | £100,000 to £10m | Up to 75% | Up to 12 months |
Residential development covers single houses through to multi-unit schemes, including ground-up builds, conversions and major refurbishments, and releasing equity from existing schemes. Commercial development covers warehouses, industrial units, distribution centres, retail and mixed-use schemes, as well as commercial conversions and redevelopment.
Bridging covers residential, commercial and mixed-use property, and Goldentree lists auction purchases, chain breaks, refinancing, investment purchases and land acquisition among its uses. It says it will support non-structural refurbishment with a bridging facility; heavier works go through the development product.
Who Goldentree suits (and who it may not)
Goldentree tends to suit:
- Residential developers who need high loan-to-cost funding, up to 90% of costs within the GDV limit.
- First-time developers who have the right professional team in place, which Goldentree says it will consider.
- Commercial developers building industrial, warehouse, retail or mixed-use schemes, which many residential-focused lenders avoid.
- Investors needing a bridge for an auction purchase, chain break or refinance on residential or commercial property.
- Borrowers who prefer a privately funded lender with in-house decisions.
It is a weaker fit for loans under £100,000 and for anyone needing a longer bridging term than 12 months. Goldentree does not itself provide regulated bridging loans for homeowners borrowing against their own home; if that applies to you, we will tell you at the outset how your case will be handled.
What Goldentree looks at
For development finance, Goldentree will want to see a viable scheme and a capable team. Lenders at this leverage typically look at:
- The site, planning consent and any conditions.
- The total cost, including land, build, professional fees and contingency, since the loan can reach up to 90% of costs.
- The GDV, supported by a valuation and sales or letting evidence.
- The developer's experience or, for first-time developers, the strength of the contractor, project manager and other professionals.
- The exit through sales or refinance.
For bridging, the focus is on the property value, the condition of the property, the borrower's circumstances and how the loan will be repaid within 12 months. Goldentree says its in-house solicitors handle its side of the legal work.
Pros and cons
Pros
- Up to 90% loan-to-cost on development, within the GDV limit.
- Funds commercial and mixed-use development as well as residential.
- Considers first-time developers with the right team.
- Privately funded lender with in-house decisions and legal team.
- Established since 2001, with lending across Great Britain.
Cons
- Minimum loan of £100,000.
- Does not itself provide regulated bridging or self-build loans.
- Bridging terms limited to 12 months.
- Bridging refurbishment limited to non-structural works.
Going through a broker vs going direct
Goldentree accepts cases directly and through brokers. Comparing first helps because high loan-to-cost lending can carry higher pricing than a bank would offer to a developer with more equity, and the right answer depends on your appraisal and exit. Equally, a privately funded lender may be more flexible on an unusual scheme.
We search the market, present your case to suitable lenders and manage the application. It is free to enquire, and any broker fee is disclosed before you proceed.
Alternatives to Goldentree
- LendInvest: development and bridging lending across residential schemes.
- Maslow Capital: development lending at higher leverage for residential schemes.
- Hampshire Trust Bank: a bank lender with development and bridging products.
- Fiduciam: a privately funded bridging and development lender.
- MT Finance: bridging across residential and commercial property.
Common questions
How much can Goldentree lend?
At the time of writing (October 2026), Goldentree lends from £100,000 to £10m on both development finance and bridging loans.
What loan-to-cost does Goldentree offer on development?
Goldentree says it lends up to 90% of costs on development, within a limit of 70% of GDV for residential schemes and 75% for commercial schemes.
Does Goldentree lend to first-time developers?
Goldentree says first-time developers are considered if they have the right professional team. A strong contractor and project manager will help the case.
Does Goldentree offer regulated bridging?
No. Goldentree says it does not provide regulated mortgage contracts itself. If your bridge would be regulated, we will tell you at the outset how your case will be handled.
Who owns Goldentree?
Goldentree describes itself as a privately funded lender backed by Betfred. It says it was established in 2001.
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.
