West One is a UK specialist lender offering bridging loans, development finance, buy-to-let, commercial, residential and second charge mortgages. Its bridging range is one of the broader ones in the market, covering regulated and unregulated loans on first or second charge, residential, commercial and semi-commercial property, and land. Bridge & Build Finance is an independent broker and is not part of West One, so we can compare its terms with other bridging and development lenders. You can read more on West One's own website.
About West One
West One says it was established in 2002 and has lent more than £11 billion. It is part of Enra Specialist Finance and has offices in Watford and Manchester, with regional sales teams across the UK. It is not described as a bank.
Its lending companies, West One Loan Ltd and West One Secured Loans Ltd, are authorised and regulated by the Financial Conduct Authority, which allows West One to offer regulated bridging on homes that borrowers or their families live in, as well as unregulated bridging for investment and business purposes. West One describes itself as "the home of specialist lending" and says it has spent more than 20 years making property finance accessible.
West One is one of the lenders we compare for bridging loans, regulated bridging and development finance.
What West One funds
At the time of writing (October 2026), West One's bridging product guide (April 2026) sets out the following. Every bridging product starts at £75,000, loans go up to £30m (higher on referral) and the minimum term is one month.
| Bridging type | First charge | Second charge | Maximum term |
|---|---|---|---|
| Regulated residential (borrower's or immediate family's main home) | Up to 70% | Up to 65% | 12 months |
| Non-regulated residential investment (purchase, refurbishment or refinance) | Up to 75% | Up to 65% | 24 months |
| Semi-commercial (at least 40% residential floor space) | Up to 70% | Up to 65% | 24 months |
| Commercial | Up to 70% | Up to 65% | 24 months |
| Land, with or without planning | Up to 50% | Not offered | 24 months |
Regulated bridging is a regulated mortgage contract on a residential property the borrower or their immediate family lives in, with interest retained. On non-regulated bridges interest can be retained or serviced, with serviced interest on land subject to an affordability check. Semi-commercial and commercial bridging is for purchases and refinances, and land without planning is considered on referral. West One also says complex offshore structures are considered.
Its development finance product guide covers senior, first charge loans for heavy refurbishment and ground-up development:
- Loans of £1m to £30m.
- Up to 65% of gross development value and 85% of cost.
- Initial loan to value up to 70%.
- Terms up to 24 months.
- Residential-led schemes, with any commercial element under 35% of value; student accommodation considered.
- England and Wales.
West One says it will consider schemes that also use mezzanine finance behind its senior loan. See our guides to second charge bridging and land finance.
Who West One suits (and who it may not)
West One tends to suit:
- Homeowners needing a regulated bridge, including on a second charge.
- Investors buying, refurbishing or refinancing residential property.
- Buyers and owners of commercial or semi-commercial property.
- Borrowers raising money on a second charge without refinancing an existing mortgage.
- Buyers of land, with or without planning, at lower leverage.
- Larger bridging cases, up to £30m or more on referral, including offshore structures.
- Experienced developers with at least two completed similar schemes and full planning.
It is not suited to first-time or less experienced developers on its development product, schemes in Scotland needing development finance, or property in Northern Ireland or the Scottish islands. Places of worship, schools, football clubs and operating care homes are generally not accepted, and loans below £75,000 fall outside its range.
What West One looks at
For bridging, West One's guide says it looks for:
- An evidenced, robust exit strategy.
- Proof of funds or evidence of deposit on semi-commercial, commercial and land cases.
- A minimum age of 18, with no maximum age.
- A vacant possession valuation where the property houses an operating business.
- The planning application reference where land has planning.
- An affordability assessment where interest is serviced.
It says it does not carry out employment checks and credit scores only with the applicant's permission. For development finance, it asks for at least two completed similar developments, full planning permission and the developer's equity at the start, with costs funded in arrears on the monitoring surveyor's reports.
Pros and cons
Pros
- Regulated and non-regulated bridging, on first or second charge.
- Wide loan range, from £75,000 to £30m, with a one-month minimum term.
- Up to 75% LTV on residential investment bridging.
- Land considered with or without planning.
- Development finance up to £30m and 85% of cost.
Cons
- Development lending needs two prior similar projects.
- Development finance limited to England and Wales.
- Land capped at 50% LTV, first charge only.
- Not available in Northern Ireland or the Scottish islands.
Going through a broker vs going direct
West One's product information is written for professional intermediaries, and it works mainly through brokers. Bridging terms differ across lenders on fees, interest calculation and how second charges are treated, so it helps to compare. We search the market, approach suitable lenders and set the offers side by side.
For regulated bridging on your own home, 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 West One
- Together: regulated and unregulated bridging, including second charges.
- United Trust Bank: bridging and development finance from a specialist bank, including regulated cases.
- Precise Mortgages: bridging including regulated and second charge loans.
- Glenhawk: bridging, including regulated and second charge lending.
Common questions
Does West One offer regulated bridging?
Yes. West One offers regulated bridging on a residential property the borrower or their immediate family lives in, on first charge up to 70% LTV or second charge up to 65%, for up to 12 months.
How much can I borrow from West One?
West One's bridging loans run from £75,000 to £30m, with larger loans considered on referral. Its development finance ranges from £1m to £30m.
Does West One lend on land without planning?
Yes. West One considers land with or without planning, up to 50% LTV on a first charge, with land without planning on a referral basis.
What experience do I need for West One development finance?
West One asks for a minimum of two completed developments similar to the proposed scheme, and full planning permission.
Where does West One lend?
Its bridging covers England, Wales and mainland Scotland. Its development finance covers England and Wales.
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.
