LendInvest is a UK property lender that funds short-term bridging, development finance and buy-to-let mortgages through its own technology platform. Its bridging range covers residential, semi-commercial, commercial and land, and it is one of the lenders that offers regulated bridging on a borrower's own home. Bridge & Build Finance is an independent broker and is not part of LendInvest, so we can compare its terms with other bridging and development lenders. You can read more on LendInvest's own website.
About LendInvest
LendInvest traces its roots to 2008, when its forerunner, Montello Bridging Finance, began as an offline bridging lender. LendInvest itself launched in 2013 and its parent, LendInvest plc, is quoted on AIM. It says it has lent more than £3 billion since 2008.
LendInvest is not a bank. Its loans are funded by a capital base it describes as including pension funds, insurers and global banks, and it has used securitisation to fund buy-to-let lending. It says its aim is to "make property finance simple", using its own online origination platform for brokers and borrowers.
LendInvest is one of the lenders we compare for bridging loans, regulated bridging and development finance.
What LendInvest funds
At the time of writing (October 2026), LendInvest's bridging criteria guide and development finance page describe the following:
| Product | What it is for | Key limits |
|---|---|---|
| Unregulated bridging | Purchase, refinance and capital raising on residential investment property, semi-commercial, commercial and land | Up to 85% gross LTV, terms up to 18 months, first charge only |
| Regulated bridging | Purchase, refinance and capital raising on a home the borrower or their family lives in | Up to 75% gross LTV, terms up to 12 months; first charge, or first and second charge across two properties |
| Refurbishment bridge | Light and heavy refurbishment with a schedule of works | Up to 73% net LTV on day one (85% gross) |
| Refurbishment on end value | Larger residential refurbishments, including HMOs of up to six bedrooms | Up to 70% of gross development value, with up to three drawdowns for works |
| Developer exit | Refinancing completed or nearly completed residential and mixed-use schemes while units sell | Assessed case by case |
| Development finance | Ground-up, conversions and heavy refurbishment | £1m to £20m, up to 70% of gross development value and 85% of cost, terms up to 24 months |
Bridging loans start from around £75,000. Interest on unregulated bridging can be serviced, retained or rolled up. Regulated bridging loans are regulated mortgage contracts, with interest rolled up and an exit by sale, inheritance or remortgage. LendInvest says it may cover legal and valuation costs where a bridging loan on a standard property is refinanced onto its own buy-to-let mortgage, and automated valuations are available on some smaller purchases.
Its development finance is available in England, Scotland and Wales, and it says planning gain can be considered when sizing the day-one land loan. See our guides to development exit finance and bridge-to-term finance.
Who LendInvest suits (and who it may not)
LendInvest tends to suit:
- Property investors buying, refinancing or raising capital on residential and commercial property.
- Homeowners who need a regulated bridge, for example to buy before selling.
- Landlords who plan to refinance onto a buy-to-let mortgage after the bridge.
- Developers needing £1m to £20m for ground-up or conversion schemes.
- Borrowers with minor credit issues they can explain, on unregulated cases.
It may not suit borrowers needing a second charge on its own, first-time developers on structural or conversion work (it asks for at least one previous project), or projects in Northern Ireland. Overseas borrowers are considered only with underwriter approval.
What LendInvest looks at
LendInvest's bridging criteria set out what its underwriters check:
- A realistic exit, with evidence of income where the exit is a refinance.
- For individuals, UK residence for at least three years, with foreign nationals and expats by approval.
- For companies, full personal guarantees from directors and shareholders with more than 25%.
- Experience of at least one previous project for structural works, conversions or work needing planning or building regulations approval.
- A schedule of works where refurbishment is planned.
Regulated bridging has tighter credit rules than unregulated bridging, including limits on recent defaults and missed payments.
Pros and cons
Pros
- Bridging, regulated bridging, refurbishment and development finance from one lender.
- Up to 85% gross LTV on unregulated bridging.
- Terms up to 18 months on unregulated bridging.
- Route onto its own buy-to-let mortgages.
- Development loans up to £20m.
Cons
- No standalone second charge bridging.
- Net LTV is lower than the headline gross figure when interest is rolled up.
- Experience needed for conversions and structural works.
- No lending in Northern Ireland.
Going through a broker vs going direct
LendInvest works mainly through intermediaries, and some of its products are only available that way. Bridging costs vary between lenders not only on rate but on fees, how interest is calculated and the difference between gross and net LTV. We search the market, approach suitable lenders and compare the total cost of each offer for you.
For regulated bridging, advice must come from an FCA-authorised adviser. It is free to enquire, and any broker fee is agreed with you before you proceed.
Alternatives to LendInvest
- Together: regulated and unregulated bridging, including second charges.
- MT Finance: bridging across residential and commercial property, including regulated cases.
- Octopus Property: bridging and development finance across a wide loan range.
- United Trust Bank: bridging and development finance from a specialist bank.
Common questions
Does LendInvest offer regulated bridging loans?
Yes. LendInvest offers regulated bridging on residential property the borrower or their family lives in, up to 75% gross LTV and for terms of up to 12 months.
What is LendInvest's maximum LTV for bridging?
At the time of writing, its unregulated bridging goes up to 85% gross LTV. The net loan you receive is lower when interest is rolled up or retained.
How much can I borrow from LendInvest for development?
LendInvest's development finance ranges from £1m to £20m, up to 70% of gross development value and 85% of cost.
Does LendInvest lend to first-time developers?
For structural works, conversions or work needing planning, LendInvest asks for at least one previous project, subject to underwriter discretion. Simpler bridges do not have the same requirement.
Is LendInvest a bank?
No. LendInvest is a non-bank lender funded by institutional investors and banks, and its parent company is quoted on AIM.
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.
