Invest & Fund is a UK lending platform that provides development finance to SME and micro-SME housebuilders. It is known for its lending partnership with Homes England, the government's housing agency, which supports development loans for smaller builders. At the time of writing (October 2026), the development loans we compare from Invest & Fund range from around £400,000 to £10m. Bridge & Build Finance is an independent broker and is not part of Invest & Fund, so we can set its terms against other development lenders. You can read more on Invest & Fund's own website.
About Invest & Fund
Invest & Fund describes itself as a peer-to-peer development lending platform serving SME developers. Its loans have been funded by investors through the platform and by larger funding lines. In February 2024 it announced a £100m funding line from a UK bank, and said at the time that it had lent £300m.
Since September 2020 it has worked with Homes England under a seven-year lending partnership to increase finance for smaller builders. Homes England first provided a £25m revolving fund for construction loans. In January 2025 the two expanded the arrangement: the fund rose to £47.5m, the term was extended to March 2030, and the focus remained on micro-SME developers.
Invest & Fund is one of the lenders we compare for development finance on residential schemes.
What Invest & Fund funds
Invest & Fund lends on residential development, including ground-up schemes and conversions. The products we compare fall into broad bands by loan size.
| Facility | Typical loan size | Notes |
|---|---|---|
| Homes England-backed development loan | Around £400,000 to £4m | Up to 70% of GDV and up to 85% of costs, according to Homes England's January 2025 announcement |
| Platform development loan | Around £500,000 to £2m | For smaller residential schemes |
| Development facility | Around £2m to £10m | For larger schemes |
| Stretched development facility | Around £2m to £10m | Higher leverage in a single loan |
Terms on these facilities run up to around 24 months. The Homes England partnership is aimed at schemes of two or more homes.
A stretched senior loan can reduce the need for separate mezzanine finance, but it usually costs more than a conventional senior loan, so it is worth comparing both routes.
Who Invest & Fund suits (and who it may not)
Invest & Fund tends to suit:
- SME and micro-SME housebuilders building schemes of two or more homes.
- Developers who would benefit from the Homes England-backed product, which allows up to 85% of costs.
- Residential developers with schemes needing from around £400,000 up to £10m.
- Developers who want more leverage from a single lender rather than adding a mezzanine layer.
It is not a bridging lender, so short-term purchase finance, auction purchases, chain breaks and regulated bridging all need a different lender. Very small schemes, such as a single house needing a modest loan, and self-builders are also likely to be better placed elsewhere.
What Invest & Fund looks at
Like other development lenders, Invest & Fund will expect a full development proposal. Lenders typically look at:
- The site, title and planning consent, including any conditions to discharge.
- A detailed cost plan, build programme and contractor arrangements.
- The GDV, supported by a valuation and local sales evidence.
- The developer's track record and the professional team.
- The equity being contributed, as even at 85% of costs the developer will need to fund the balance.
- The exit through sales or refinance.
Funds are typically released in stages as the build progresses, after a monitoring surveyor confirms the work completed. Security is usually a first charge over the site, often with a personal guarantee.
Pros and cons
Pros
- Focused on SME and micro-SME housebuilders.
- Homes England-backed product up to 85% of costs.
- Facilities from around £400,000 up to £10m.
- Stretched senior option for larger schemes.
- Established lending partnership with Homes England running to 2030.
Cons
- No bridging, auction or regulated lending.
- Higher leverage usually means higher cost than a lower-geared bank loan.
- Less public detail on criteria than some lenders publish.
- Small single-unit schemes may fall below its typical range.
Going through a broker vs going direct
Invest & Fund accepts enquiries from developers directly. Comparing first matters because development finance terms vary widely on leverage, how costs and contingency are treated, drawdown arrangements and exit fees. A Homes England-backed loan may be a good fit for one scheme while a bank or another specialist offers better terms on another.
We search the market, present your appraisal to suitable lenders and manage the application. It is free to enquire, and any broker fee is disclosed before you proceed.
Alternatives to Invest & Fund
- Homes England: lends directly to housebuilders as well as through partners.
- CrowdProperty: a platform lender funding SME residential developers.
- Blend Network: another platform-based development lender.
- Maslow Capital: development finance with stretched senior options.
- Assetz Capital: development and property lending for SMEs.
Common questions
What is the Invest & Fund and Homes England partnership?
Since 2020 Homes England has provided Invest & Fund with a revolving fund for loans to small builders. In January 2025 it was expanded to £47.5m and extended to March 2030, with loans of up to £4m.
How much can Invest & Fund lend?
At the time of writing (October 2026), the development facilities we compare from Invest & Fund range from around £400,000 to £10m, depending on the product.
Does Invest & Fund offer bridging loans?
No. Invest & Fund is a development lender. For short-term purchase or refinance funding you would need a bridging lender.
What leverage does the Homes England-backed product offer?
Homes England's January 2025 announcement gives a maximum of 70% of GDV and 85% of costs for loans under the expanded partnership.
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.
