Commercial Mortgages North London
North London is the smallest of the five London Plan sub-regions: Barnet, Enfield and Haringey, three boroughs and no more. Between them they hold the Lee Valley industrial spine, the Meridian Water regeneration programme, the Tottenham and Wood Green corridor and a very large stock of suburban high street. We arrange commercial mortgages across the N, EN, NW and HA postcodes on shops, warehouses, yards, HMO blocks, nurseries and premises bought by the businesses that occupy them.
A commercial mortgage in North London is long-term secured debt against business premises, underwritten on rental cover, trading profit or EBITDA depending on how the property is held. Commercial Mortgages London is a specialist commercial mortgage broker arranging owner-occupier, investment, semi-commercial and trading-business mortgages across North London.
117 commercial-relevant planning applications live on the borough registers we hold here.
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Three boroughs, one industrial spine: how north London actually works
The London Plan gives this sub-region just three boroughs, Barnet, Enfield and Haringey, covering 19,853.67 hectares or 76.66 square miles. That is the smallest borough count of the five sub-regions and it makes for an unusually coherent geography. Most people use a wider definition, adding Camden, Hackney and Islington to make six, and the 2017 Boundary Commission North Thames reading stretched further still. Those extra boroughs sit in the Central and East sub-regions under the London Plan and are covered under those hubs on this site. If your asset is in Camden or Islington, the lending conversation and the panel are identical. Only the navigation changes.
What holds these three together commercially is the Lee Valley, one of the 47 Opportunity Areas designated under the London Plan and the industrial spine of the whole sub-region. It runs up the eastern edge of Enfield and Haringey and carries the warehousing, trade counter and yard stock that the rest of north London depends on. Two more regeneration programmes anchor the area: Meridian Water in Enfield, which appears repeatedly on that borough's planning register, and the Tottenham and Wood Green corridor in Haringey, taking in the Wood Green and Haringey Heartlands Opportunity Area. Barnet contributes three more Opportunity Areas of its own at Brent Cross and Cricklewood, Colindale and Burnt Oak, and New Southgate.
HM Land Registry recorded 5,835 open-market residential sales across the three boroughs in the twelve months to 29 May 2026 at a median of £543,000, up 0.6% on the year. Detached stock ran at £1,140,000, semi-detached at £780,000, terraced at £605,000 and flats at £390,000. Seventy-four of the 5,835 sales were new build against 5,761 existing, with the new-build cohort priced 5% below the general median. The internal spread matters more than the headline: Barnet at £586,000, Haringey at £585,000 and Enfield at £477,000. Enfield is the affordability end of the sub-region and Barnet is the largest by volume. All of it is a market-temperature gauge, never a commercial comparable.
The three lending conversations run through all three boroughs. A business buying its own premises is tested on EBITDA cover of 1.3 to 1.5 times, LTV to 75% on bricks, at 6.0 to 7.5%. A landlord buying or refinancing a let asset is tested on interest cover stressed at 140 to 160%, LTV 65 to 75%, at 6.5 to 8.5%. An owner-operator buying a nursery, care home or restaurant is tested on trading accounts with goodwill stripped out, LTV 60 to 70%, at 7.0 to 9.0%. North London adds a fourth that we place more often here than anywhere else on this site: the large single-title house in multiple occupation, priced on rent roll rather than bricks, with licensing evidence doing the heavy lifting.
117 applications across the two north London registers we can read
We hold 117 commercial-relevant applications across the registers we can process in this sub-region. Enfield published 78 of those, the largest single-borough pipeline we read anywhere in London, and Haringey published 39. Both were read on 26 July 2026. Barnet does not publish a machine-readable register we can process, so that page carries no application references and leads with transaction data instead. We do not borrow a neighbour's files to fill a gap. Two themes dominate what we can read. The first is a very high volume of change of use from single dwellings to houses in multiple occupation, across both boroughs. The second is prior approval conversion of commercial floorspace to residential. Three files below plus one Meridian Water condition discharge show the range.
Commercial property we finance from Edgware across to Enfield
Lee Valley warehousing and yards
The industrial spine of the sub-region, funded as owner-occupier or as let investment at 65 to 75% LTV.
Large single-title HMO blocks
Priced on rent roll with licensing evidence rather than on bricks, 6.5 to 8.5% pa.
Metropolitan and Major centre retail
Wood Green, Edgware and Enfield Town frontage, ICR 140 to 160%, LTV 65 to 75%.
Suburban parade semi-commercial
Shop with flats over across Finchley, Palmers Green, Crouch End and Southgate, blended cover near 145%.
Commercial-to-residential conversions
Prior approval and Class MA schemes funded on a bridge at 8.5 to 11.0% pa with a sale or term exit.
Nurseries, clinics and care premises
Underwritten on trading accounts and regulator standing, LTV 60 to 70%, 7.0 to 9.0% pa.
Product routes for N, EN, NW and HA commercial assets
Let industrial, retail and office routes through a commercial investment mortgage on interest cover at 140 to 160%. Shop-with-flats titles route through semi-commercial at up to 75% LTV. A large HMO held on one title is priced on rent roll rather than on a residential product. Businesses buying their own warehouse or unit use an owner-occupier commercial mortgage at 6.0 to 7.5%. Prior approval conversions take a commercial bridge at 8.5 to 11.0% with a sale or term exit. Nurseries, clinics and care operators go through a trading business mortgage at 7.0 to 9.0%. None of these products is regulated by the FCA, so the perimeter rules that govern residential mortgages do not apply and we carry no FCA authorisation.
Semi-commercial
Shop with flats over, the default north London high-street title. Blended cover near 145%, LTV to 75%, 6.5 to 8.5% pa.
Commercial investment
Let parades and single units priced on interest cover at 140 to 160%, LTV 65 to 75%, 6.5 to 8.5% pa.
Owner-occupier
Businesses buying the premises they trade from, EBITDA cover 1.3 to 1.5x, LTV to 75% on bricks, 6.0 to 7.5% pa.
HMO and converted block
Large single-title houses in multiple occupation priced on rent roll, 6.5 to 8.5% pa.
Commercial remortgage
Facilities maturing out of a cheaper rate environment, repriced on current cover at 6.0 to 8.0% pa.
Which lenders are genuinely active across the three boroughs
The panel here tilts toward rent-roll and industrial specialists rather than the covenant-led City desks. Shawbrook, InterBay Commercial and Paragon take the bulk of the large single-title HMO and semi-commercial we place across all three boroughs, and they handle licensing and Article 4 conditions without needing them explained. Allica, Cambridge and Counties, Hampshire Trust, Aldermore and Recognise compete hard on Lee Valley warehousing, trade counters and owner-occupied yards. NatWest, Lloyds, Barclays and Santander take well-let Metropolitan and Major centre stock in Wood Green, Edgware and Enfield Town at 60 to 65% LTV. Cynergy Bank, LendInvest and Together fund conversions, part-vacant units and shorter unexpired terms. Nurseries and care premises go to the healthcare desks at 60 to 70%.
Property types we finance in North London
Asset classes most active in North London, each linked to the dedicated finance structure, lender appetite and typical terms for that property type.
North London commercial mortgage rates, fees and deposit
The commercial mortgage rates we are placing in North London at mid-2026 sit at 6.5 to 8.5% pa for the dominant local profile, which here is mixed-use and semi-commercial buildings with a blended income. Expect loan to value of up to 75%, which puts the deposit or retained equity at roughly a quarter to a third of the value of the property. Owner-occupied business borrowing prices from 6.0 to 7.5% pa, commercial investment from 6.5 to 8.5% pa, and trading businesses from 7.0 to 9.0% pa. A commercial remortgage on an asset you already hold in the 3 boroughs of North London runs 6.0 to 8.0% pa.
Costs beyond the rate are where North London deals are won or lost. Arrangement fees run 1.0 to 2.0% of the facility. Valuation fees start around £1,500 on a single unit and reach £8,000 or more on a multi-let London building, and the RICS Red Book valuation is the critical path on almost every case, so we instruct it in week one. Legal costs run £4,000 to £15,000. Stamp duty land tax applies at the non-residential rates. Check early repayment charges before you fix, because a five-year fix broken in year two is rarely the cheapest way to repay. Local pricing context: the median transaction in North London (3 boroughs) is £543,000, which is residential data we use only as a temperature gauge for the surrounding market.
Bridging finance in North London, and when it is the right answer
Not every North London purchase fits a term facility on day one. An auction lot, a vacant unit that needs letting before a lender will price it, or a change-of-use scheme awaiting consent all point at commercial bridging first. Bridging loans run 8.5 to 11.0% pa, or 0.70 to 0.95% per month, over three to twenty-four months, and exit onto a commercial mortgage once the asset is income-producing. We only recommend bridging finance where the exit is genuinely identified and underwritten, because an unplanned bridge is the most expensive money in commercial finance. If the term lender will take the deal now, we will tell you to skip the bridge.
Which North London commercial mortgage lenders to approach
There is no single best lender for North London commercial property, only the right lender for this building on this week's credit appetite. High-street commercial lenders price keenest on prime business: Lloyds, NatWest, Barclays and Santander all compete where the covenant is strong. Challenger lenders such as Allica, Aldermore, Cambridge and Counties, OakNorth and Paragon take most of the SME and mid-market finance in the 3 boroughs of North London. Specialist lenders, Shawbrook, InterBay Commercial, LendInvest, Cynergy Bank, Together and Hampshire Trust, cover the semi-commercial, multi-let and shorter-lease commercial finance the high street declines.
Comparing those finance options properly is the work. Most brokers send a deal to two lenders they know. We benchmark it across the panel, because the difference between the third-best and the best quote on a North London commercial property is usually worth more than every fee in the transaction combined. We arrange commercial mortgages, commercial remortgages, portfolio facilities, second charges and bridging loans. We do not arrange unsecured business loans, and we do not arrange buy-to-let mortgages on residential property, so if that is what your deal needs we will say so and point you elsewhere rather than waste a month finding out.
On eligibility, the property finance question we are asked most in North London is what a lender needs before it will commit. For owner-occupied business, two years of filed accounts is the usual minimum, though twelve to eighteen months places comfortably in well-understood sectors. For investment properties the eligibility test is about the tenant, the lease and the cover ratio rather than about you personally. Clean credit for the company and its directors matters throughout, and a full inspection rather than a desktop valuation is worth insisting on, because a thin report can cost five to ten percentage points of LTV. Send us the property market context you already have, the lease or the accounts, and we will tell you which lenders will look at it before you spend anything.
Live commercial planning in North London
117 commercial-relevant applications sit on the register for this area. Each one is a building changing use, changing hands or changing size, and most of them need finance at some point in that process. Read on 2026-07-26.
- HGY/2026/16602026-07-20
Flat A 42 West Green Road Tottenham London N15 5NP
Change of use of 5-bedroom self-contained flat (Use Class C3) to a 6-bed 6-person House in Multiple Occupation (HMO) (Use Class C4) (Retrospective).
N15 5NPView on portal → - HGY/2026/19312026-07-17
25 Embassy Court Bounds Green Road Wood Green London N11 2HA
Change of use of a self-contained flat (Class C3) to a small-scale HMO (Class C4) with 3 bedroom for 4 occupants. (Retrospective)
N11 2HAView on portal → - HGY/2026/18092026-07-15
20-22 Craven Park Road London N15 6AB
Change of use of No.20 from Class B2 to residential (C3), erection of a part first floor extension, elevational alterations and amalgamation to provide a single dwellinghouse
N15 6ABView on portal → - HGY/2026/19762026-07-14
157 Willoughby Lane Tottenham London N17 0RT
Change of use of the property from a dwellinghouse (Class C3 Use) to a four-bedroom HMO for up to six occupants (Class C4 Use).
N17 0RTView on portal → - HGY/2026/19752026-07-14
127 The Roundway Tottenham London N17 7HD
Change of use of the property from a dwellinghouse (Class C3 Use) to a four-bedroom HMO for up to six occupants (Class C4 Use).
N17 7HDView on portal → - HGY/2026/13422026-07-14
First And Second Floor Flat 177 Carlingford Road Tottenham London N15 3ET
Erection of an external garden office to the rear of the garden
N15 3ETView on portal → - 26/02954/FUL2026-07-13
804 Great Cambridge Road Enfield EN1 3PW
Change of use from Use Class C3 (dwelling house) to Use Class C4 (HMO-house in multiple occupation) involving internal alterations, changes to ground floor front fenestrations, with associated amenity, cycle and refuse storage.
EN1 3PWView on portal → - HGY/2026/16412026-07-13
28 Willingdon Road Wood Green London N22 6SB
Certificate of lawful development for the existing use of property as a large scale HMO for up to 12 residents and 8 households (Class Sui Generis).
N22 6SBView on portal →
Source: the borough Public Access planning register, filtered for Class E, B2 and B8 uses, change of use into commercial, and trading-business consents. Planning activity is a market signal, not a measure of commercial lending volume.
North London sold-price data
Live HM Land Registry transaction data for the North London local authority area. Use this as market evidence when appraising your scheme or testing GDV assumptions.
Median price
£543K
+0.6% YoY
Transactions (12m)
5,835
Completed sales
New-build share
1.3%
74 new-build sales
New-build premium
+-5.0%
vs existing stock
Median price by property type
Detached
£1.14M
Semi-detached
£780K
Terraced
£605K
Flat / Apartment
£390K
Recent transactions
| Date | Postcode | Address | Type | Price |
|---|---|---|---|---|
| 27 May 2026 | EN3 5DH | 11, LEYLAND AVENUE | Terraced | £425K |
| 26 May 2026 | N15 3BA | 36, CONWAY ROAD | Flat / Apartment | £300K |
| 26 May 2026 | EN1 2NH | 9, PORLOCK ROAD | Terraced | £564K |
| 22 May 2026 | N18 2AJ | 26, CLARENDON ROAD | Terraced | £520K |
| 22 May 2026 | N15 3BD | 26, CONWAY ROAD | Terraced | £647K |
| 22 May 2026 | EN5 4HA | 13, LUCAN ROAD | Terraced | £510K |
| 22 May 2026 | N13 5JF | 237, NORTH CIRCULAR ROAD | Terraced | £475K |
| 22 May 2026 | EN3 6AP | 100, BEACONSFIELD ROAD | Terraced | £410K |
Source: HM Land Registry Price Paid Data, North London (3 boroughs). Updated 29 May 2026. Residential transactions, PPD category A. Used as a market-temperature gauge for the surrounding area, not as a measure of commercial transaction volume.
The 3 boroughs of North London
Each borough is its own planning authority with its own lender appetite. Figures on each page are derived for that borough alone.
North London commercial mortgage FAQs
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