Octopus Real Estate is a non-bank lender that funds property across the lifecycle of a building, from purchase and refurbishment to development. At the time of writing (October 2026), its residential bridging criteria show loans from £50,000 to £1m in England and Wales, at up to 70% loan-to-value unregulated or 65% regulated, while its development loans start at £5m. Bridge & Build Finance is an independent broker and is not part of Octopus Real Estate, so we can compare its terms with other bridging and development lenders. You can read more on Octopus's real estate lending pages.
About Octopus Real Estate
Octopus Real Estate is part of Octopus Group. Its lending is now presented by Octopus Capital, which Octopus describes as part of Octopus Investments and the brand for its institutional asset management arm since May 2025. Octopus Investments Ltd is authorised and regulated by the Financial Conduct Authority, and the business is based at 33 Holborn in London.
Octopus describes its real estate business as a non-bank lender using discretionary capital, with a team of around 90 people and regional business development, credit and valuer teams across the UK. Alongside bridging and development, it lends buy-to-let mortgages and funds healthcare and other commercial property.
Octopus Real Estate is one of the lenders we compare for bridging loans, regulated bridging and larger development finance cases.
What Octopus Real Estate funds
Octopus lends across several product lines. The figures below come from its residential bridging criteria (issued January 2025) and its website.
| Product | Loan size | Maximum leverage | Term |
|---|---|---|---|
| Residential bridging, unregulated | £50,000 to £1m (larger by discussion) | Up to 70% LTV | 9 to 23 months |
| Residential bridging, regulated | £50,000 to £1m | Up to 65% LTV | 12 months |
| Commercial bridging | £50,000 to £25m | Up to 70% LTV | Up to 23 months |
| Refurbishment loans | Up to around £1m and above | Works up to £200,000 | Agreed case by case |
| Development loans | From £5m | Up to 65% of GDV | 12 to 36 months |
| Greener Homes Alliance | £2m to £20m | Discounted pricing for energy-efficient homes | Agreed case by case |
Residential bridging covers purchases, refinances and chain breaks, with regulated and unregulated options, and Octopus mentions auction scenarios. It offers a streamlined route for straightforward cases using automated valuations and title indemnity insurance, and a Standard route with a full valuation for everything else. The minimum property value is £70,000, and loans on properties worth more than £1m are capped at 65% LTV.
The Greener Homes Alliance is run in partnership with Homes England and offers discounted development finance to housebuilders who meet energy performance and other sustainability criteria. Octopus also offers EPC-linked discounts on some refurbishment lending.
Who Octopus Real Estate suits (and who it may not)
Octopus Real Estate tends to suit:
- Homeowners in England or Wales who need a regulated bridge, for example to buy before selling.
- Residential investors buying or refinancing standard property up to £1m loan size.
- Investors in commercial property needing larger bridging loans, up to £25m.
- Housebuilders with schemes large enough for a development loan of £5m or more.
- Developers building energy-efficient homes who may qualify for the Greener Homes Alliance.
Its residential bridging is limited to England and Wales, and its streamlined automated valuation route excludes HMOs, multi-unit blocks, semi-commercial, listed and non-standard property, and anything needing structural works. Small developers needing under £2m for a scheme will usually find a better fit with lenders that focus on smaller projects.
What Octopus Real Estate looks at
For residential bridging, Octopus first checks whether a case qualifies for its streamlined route. That route needs a standard, fully habitable property, an open market purchase or a lower-leverage refinance, at least 85 years left on any lease, only cosmetic works, and borrowers from a defined list of countries. Cases that do not fit go through its standard route with a full valuation and full legal enquiries.
Across bridging, expect Octopus to look at:
- The property value and type, and the LTV band.
- Whether the loan is regulated, which affects the maximum LTV and term.
- The exit, such as sale of a previous home or refinance onto a mortgage.
- The borrower's nationality, residence and source of wealth.
For development, it will want a full appraisal, planning consent, cost plan, contractor details, track record and sales evidence. For the Greener Homes Alliance, the scheme's energy performance is central.
Pros and cons
Pros
- Offers regulated and unregulated residential bridging.
- Commercial bridging up to £25m.
- Streamlined automated valuation route for straightforward residential cases.
- Large development loans and a green lending partnership with Homes England.
- Backed by a large UK investment group.
Cons
- Residential bridging limited to England and Wales and £1m loan size as standard.
- Development loans start at £5m, too large for many SME developers.
- Development leverage up to 65% of GDV.
- The streamlined route excludes many non-standard property types.
Going through a broker vs going direct
Octopus works with intermediaries and also accepts enquiries directly. Comparing first matters because bridging terms vary with LTV band, valuation route and fees, and regulated bridging is a regulated mortgage contract: we will tell you at the outset if that applies and how your case will be handled. On development, Octopus may suit a larger scheme well, while a smaller project may get better terms from a lender focused on SMEs.
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 Octopus Real Estate
- LendInvest: bridging and development lending with a broad residential focus.
- Together: regulated and unregulated bridging across many property types.
- West One: regulated and unregulated residential bridging.
- Maslow Capital: larger development loans for residential schemes.
- Homes England: direct development lending to housebuilders.
Common questions
Does Octopus Real Estate offer regulated bridging?
Yes. Its residential bridging includes regulated loans up to 65% LTV over 12 months, for property in England and Wales.
How much can I borrow on an Octopus bridging loan?
At the time of writing (October 2026), its residential bridging criteria run from £50,000 to £1m, with larger loans by discussion. Its commercial bridging runs from £50,000 to £25m.
What is the Octopus Greener Homes Alliance?
It is a development finance partnership with Homes England that offers discounted lending of £2m to £20m to housebuilders meeting energy performance and sustainability criteria.
What is the Octopus streamlined bridging route?
This route uses an automated valuation and title indemnity insurance in place of a full valuation and some legal enquiries. It applies to standard, habitable residential property that meets its qualifying criteria.
What is the minimum Octopus development loan?
Octopus says its development loans start at £5m, up to 65% of GDV over 12 to 36 months. The Greener Homes Alliance starts at £2m.
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.
