Specialist commercial finance

The rate is not
the cost.

We broker bridging and commercial property finance, and we show you the whole fee stack before you commit to any of it.

Start an enquiry Work out the true cost

A glass office tower catching low evening light

Answered the same working day

By someone who can assess the deal, not log it.

Our fee agreed in writing

Before we approach a single lender, not after terms arrive.

Lender commission disclosed

The amount, not just the fact that we receive one.

No completion, no broker fee

Third party costs already incurred are the only exception.

What we fund

Five product lines, one broker on your file. If the deal does not fit any of them, tell us anyway. Placing awkward cases is most of what we do.

Bridging loans

Short term security against property when the timetable is fixed and a term lender cannot move fast enough.

£150k to £25m3 to 24 monthsUp to 75% LTV

Commercial mortgages

Term debt secured on offices, retail, industrial units and mixed use property, held or owner occupied.

£250k to £15m

Development finance

Staged funding across land, build and exit, drawn against a schedule your quantity surveyor signs off.

£500k to £40m

Refurbishment and conversion

Light and heavy refurbishment funding where the works change the value, the use or the planning class.

Light works with no change to the structure
Heavy refurbishment involving structural change
Offices and retail converted to residential

£150k to £10m

Portfolio and buy to let

Limited company and portfolio landlord facilities, including HMOs, holiday lets and multi unit freehold blocks.

Limited company and SPV structures
Portfolio refinances onto a single facility
HMOs, MUFBs and student accommodation

£100k to £20m

Where the money actually goes

Worked examples, not completed transactions. Approdo is new and we are not going to pretend otherwise. What we can show you is how a bridge is put together and what it really costs, which is the part most borrowers find out too late.

Three different deals, with headline rates from 0.72% to 0.95% a month. Once every fee is counted they land between 14.7% and 15.9% a year. The rate you were quoted told you almost nothing.

Auction purchase against a 28 day deadline

A mixed use block bought at auction for £750,000. The buyer has a 10% deposit down and needs the balance inside four weeks, with a commercial refinance as the exit once the upper floors are let.

Gross loan£500,000

Arrangement fee, 2%- £10,000

Interest retained, 0.85% x 12 months- £51,000

Valuation and legals- £3,000

Reaches your account£436,000

This is the number most borrowers get wrong. At a headline 0.85% a month the loan looks cheap, but retaining twelve months of interest and a 2% arrangement fee up front means the money arriving is well short of the gross facility. If you need a specific sum to complete, you have to size the gross loan backwards from it, which is what the calculator does.

Gross LTV

66.7%

Net LTV

58.1%

Annualised

14.7%

Nine month refurbishment, interest rolled up

Rolling interest up leaves more cash on day one because nothing is retained, but it compounds and it is all repayable at redemption. Weigh the larger advance against the larger redemption figure.

Gross: £420,000
Net: £408,600
Annualised: 15.9%

Six month exit bridge on a completed scheme

A short term makes the fixed costs bite hardest. Arrangement fee, valuation and legals barely move whether the loan runs for six months or eighteen, so on a short bridge they dominate the true cost far more than the rate does.

Gross: £1,100,000
Net: £1,075,000
Annualised: 15.5%

Run your own numbersEvery fee, the net advance and the redemption figure for each month

How a case runs

Brief

A call, not a form. We want the asset, the security, the timetable and, above all, the exit. Twenty minutes is usually enough.

Search

We approach the lenders who actually write this deal, not every lender we can reach. The cheapest monthly rate is often the most expensive deal once a slow lender misses your date.

Terms

Indicative terms with the arrangement fee, exit fee, valuation and legals set out in full, and the net advance stated. No cost appears later.

Drawdown

Most delays are missing information rather than the deal itself. We run the valuer, the solicitors and the lender, and we chase all three so that you do not have to.

Where we can help

Criteria change constantly. Treat this as the shape of what we place rather than a rule book.

What we place

Loans from £100,000 to £40m
First and second charges
England, Wales and Scotland
Freehold and long leasehold security

Who we act for

Limited companies, SPVs and LLPs
Partnerships and trading businesses
Portfolio landlords borrowing through a company
Developers and contractors
Overseas investors borrowing through a UK structure

Situations we are used to

Adverse credit and previous arrears
Unusual or non standard construction
Vacant, part let or unmortgageable property
Complex or offshore ownership structures
Deals another broker has already declined

And where we cannot

Approdo is not authorised by the Financial Conduct Authority, so we arrange unregulated business lending only. We will say so on the first call rather than at underwriting, and point you to a firm that can help.

Borrowing in your own name rather than through a company or partnership
Anything secured on a home you or a family member live in
Consumer buy to let, as defined by the FCA
Regulated mortgage contracts and second charges on a residence
Advice on whether a loan is suitable for you personally

Questions we get asked

Approdo Limited was incorporated in June 2026 and you can confirm that on Companies House in about ten seconds, so there is no sense in pretending otherwise. What a new brokerage cannot offer is a decade of its own completions to point at. What it can offer is that you are not one of two hundred live files, that the person who picks up is the person who runs your case, and that our fee and our commission are on the table in writing before we approach anybody. It is also worth saying that we are not working alone: we share an office with two established finance businesses run by family, Berkshire Finance Group Limited and Timbrall Limited, both trading since January 2023. They are separate companies and their track record is theirs rather than ours, but the experience in the room is real. Judge the first conversation. If we have not told you something useful about your own deal in twenty minutes, you have lost twenty minutes.

No, and that shapes what we will and will not take on. We arrange unregulated commercial finance for business borrowers: lending to companies, SPVs, LLPs and partnerships, secured on property held for investment or trading. That activity sits outside the Financial Conduct Authority perimeter, which is also why it sits outside the Financial Ombudsman Service and the Financial Services Compensation Scheme, so you carry more of the risk than you would on a residential mortgage. The flip side is that we cannot help with regulated business and we will not try. If you would be borrowing in your own name rather than through a company, or the security is a home you or a family member live in, that is regulated and you need an authorised firm. We will tell you so in the first call and point you at someone who can help, rather than taking the case and working out the problem later.

No. We act for corporate and business borrowers only. If the borrowing entity is you rather than a company, a partnership or an LLP, that is almost always credit broking to an individual, which is a regulated activity we are not authorised to carry out. Setting up an SPV is common, quick and often better for tax anyway, so in many cases the answer is to incorporate rather than to go elsewhere. Your accountant should have a view before you do.

A broker fee, agreed with you in writing before we approach any lender, plus a commission paid by the lender on completion. We disclose the amount of that commission, not merely the fact of it, because you are entitled to know whether our recommendation and our income point in the same direction. We do not charge for the first conversation and we do not take a fee on a deal that does not complete, save for third party costs already incurred on your behalf.

Because on a short facility the fixed costs dominate. A 2% arrangement fee on a twelve month bridge adds the equivalent of about 0.17% a month, and valuation and legals barely change whether the loan runs six months or eighteen. Retained interest matters even more: it comes off the advance on day one, so you borrow more than you receive and pay interest on the whole gross facility. Our cost calculator sets all of it out, including the net advance and an annualised cost against the money you actually get.

Two to three weeks is realistic for a straightforward first charge with a cooperative solicitor. Inside a fortnight is possible where a desktop valuation is accepted and title is clean. Anything advertised as a 48 hour completion is a decision in principle, not money in the account. The single biggest cause of a bridge missing its date is information arriving late, which is why we ask for so much of it up front.

Not to get terms. We can place land with a resolution to grant, and some lenders will look at a site with no consent at all on a lower loan to value. Detailed consent will get you a materially better rate, so if you are close to a decision it is usually worth waiting.

Rarely a fatal one. Specialist lenders price adverse credit rather than refuse it, and on a secured commercial facility the asset and the exit matter far more than a historic default. Tell us up front. Finding out at underwriting costs you time and credibility with the lender.

Yes. We take cases from IFAs, accountants, commercial agents and mortgage brokers who do not write specialist property finance themselves. Introducer terms and fee splits are agreed case by case.

The rate is notthe cost.