Commercial Mortgages West London
West London under the London Plan means seven boroughs: Brent, Ealing, Hammersmith and Fulham, Harrow, Hillingdon, Hounslow and Richmond upon Thames. It is the industrial and logistics engine of the capital, holding Park Royal, the Heathrow distribution belt and the Golden Mile at Brentford, alongside five Metropolitan town centres. We arrange commercial mortgages across all seven on warehouses, trade counters, shops, offices, mixed-use blocks and trading businesses. 90+ lenders on panel and indicative terms inside 48 hours.
A commercial mortgage in West 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 West London.
83 commercial-relevant planning applications live on the borough registers we hold here.
Loading map...
The logistics engine of the capital: how the West London market divides
The London Plan puts seven boroughs in the West sub-region and they cover 130.77 square miles, more ground than any other sub-region on this site. What binds them together is not a shared high street, it is freight. Park Royal straddles the Brent and Ealing boundary and is the largest industrial estate in Europe, now planned through the Old Oak and Park Royal Development Corporation rather than by either borough alone. The Heathrow distribution belt runs west through Hillingdon and south through Hounslow. The Great West Corridor, better known as the Golden Mile at Brentford, carries a spine of trade, media and light industrial occupation along the A4. Nowhere else in London concentrates that much operational floorspace.
Around that industrial core sits a dense retail and office network. Five of London's fourteen Metropolitan centres are in these seven boroughs: Ealing, Harrow, Hounslow, Shepherd's Bush and Uxbridge. The Major centres add Chiswick, Fulham, Hammersmith, Kilburn, Richmond, Southall and Wembley. Eight of London's Opportunity Areas fall here too, including Old Oak and Park Royal, Wembley, White City, Heathrow, Hayes, Southall, the Great West Corridor and Harrow and Wealdstone. London produced £577.14 billion of gross value added in 2023, around 22% of UK economic output, and the western boroughs supply a disproportionate share of the physical infrastructure that keeps that output moving.
HM Land Registry gives us the temperature reading. Across the seven boroughs 11,337 open-market residential sales completed in the twelve months to 29 May 2026 at a median of £557,000, down 1.4% on the year. Detached stock ran at £934,400, terraced at £675,000, semi-detached at £650,000 and flats at £410,000. Only 218 of the 11,337 sales were new build, and new build traded at a 15% discount to existing stock rather than a premium. The borough spread is wide: Richmond upon Thames leads at £717,250, Hounslow sits lowest at £476,000, and Hammersmith and Fulham is repricing hardest at 6.7% down on the year. Residential values are not commercial values, but they tell us where valuers are being cautious.
Three conversations run through every western borough. A business buying its own unit is underwritten on EBITDA cover at 1.3 to 1.5 times, LTV to 75% on bricks, priced 6.0 to 7.5%. An investment landlord buying or refinancing a let asset is tested on interest cover stressed at 140 to 160%, LTV 65 to 75%, priced 6.5 to 8.5%. An owner-operator buying a nursery, garage, care home or restaurant is underwritten on trading accounts with goodwill stripped out, LTV 60 to 70%, priced 7.0 to 9.0%. What changes across west London is the asset, not the test. An industrial shed in UB7 and a shop with flats over in HA1 both start with the same three questions.
Commercial planning visibility across the West sub-region
We hold 83 commercial-relevant applications across the registers we can actually read in this sub-region, and every one of them comes from a single borough. Only Ealing publishes a machine-readable planning register we can process. Brent, Hammersmith and Fulham, Harrow, Hillingdon, Hounslow and Richmond upon Thames do not, so those pages carry no application references, no counts and no approval rates. We could have spread the Ealing file across all seven and hoped the postcodes looked close enough. We will not. Where the register is unreadable we lead with HM Land Registry transaction data, which we can verify line by line, and we check the planning position on a specific address manually before a lender does.
Commercial property types we fund across the seven western boroughs
Industrial and warehouse units
Park Royal, the Heathrow belt and the Golden Mile. Let stock priced on interest cover at 140 to 160%, LTV 65 to 75%.
5,000 to 100,000 sq ft
Last-mile logistics and trade counter
Small urban distribution units close to the M4, A40 and North Circular, funded as investment or owner-occupier.
Metropolitan-centre retail
Shops in Ealing, Harrow, Hounslow, Shepherd's Bush and Uxbridge, valued on covenant and unexpired term.
Corporate and business-park office
Hammersmith, White City, Uxbridge and the Great West Corridor, funded on ICR at 65 to 75% LTV.
Semi-commercial parades
Shop with flats over across the outer high streets, blended cover near 145%, LTV to 75%.
Trading businesses
Nurseries, care homes, garages, forecourts, pubs and hotels underwritten on accounts, 60 to 70% LTV, 7.0 to 9.0% pa.
Commercial mortgage products working hardest in outer west London
Let sheds and let shops route through a commercial investment mortgage on interest cover. An operator buying the unit it trades from routes through an owner-occupier commercial mortgage on EBITDA cover, which is the single most common west London conversation because owner-occupation is far more prevalent out here than in the Central Activities Zone. Shop-with-flats titles go through semi-commercial. Vacant industrial bought for refurbishment takes a bridge-to-let and terms out once let. Landlords holding several estate units consolidate through portfolio refinance at 6.5 to 8.0%. Commercial lending of this kind is unregulated, so it sits beyond the FCA's regulated mortgage perimeter and we carry no FCA authorisation.
Commercial investment
Let warehouses, trade counters and light industrial units. Interest cover stressed at 140 to 160%, LTV 65 to 75%, 6.5 to 8.5% pa.
Owner-occupier
Operators buying the unit they trade from. EBITDA cover 1.3 to 1.5x, LTV to 75% on bricks, 6.0 to 7.5% pa.
Portfolio refinance
Several estate units brought under one facility and one covenant test, 6.5 to 8.0% pa.
Commercial bridging
Vacant or part-let sheds bought ahead of refurbishment and re-letting, 8.5 to 11.0% pa or 0.70 to 0.95% per month.
Commercial remortgage
Facilities written before the rate reset, repriced against current rent and cover, 6.0 to 8.0% pa.
Lender appetite from Park Royal to the Heathrow corridor
Industrial is the easiest asset class in the country to fund right now and west London is where the stock is. NatWest, Lloyds, Barclays and Santander compete hardest on well-let single-let sheds at 60 to 65% LTV and the bottom of the 6.5 to 8.5% band. Shawbrook, InterBay Commercial, Allica, Cambridge and Counties and Hampshire Trust take multi-let estates and shorter unexpired terms, and they move faster. Cynergy Bank, LendInvest, Together and Recognise fund part-vacant units and value-add plays. Aldermore and Paragon cover semi-commercial parades. Trading businesses sit with the sector desks at 7.0 to 9.0%. The argument that supports valuations here is supply: London keeps losing industrial land to residential conversion, and lenders know replacement is close to impossible inside the M25.
Property types we finance in West London
Asset classes most active in West London, each linked to the dedicated finance structure, lender appetite and typical terms for that property type.
West London commercial mortgage rates, fees and deposit
The commercial mortgage rates we are placing in West London at mid-2026 sit at 6.0 to 7.5% pa for the dominant local profile, which here is industrial and trade-counter owner-occupiers. 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 7 boroughs of West London runs 6.0 to 8.0% pa.
Costs beyond the rate are where West 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 West London (7 boroughs) is £557,000, which is residential data we use only as a temperature gauge for the surrounding market.
Bridging finance in West London, and when it is the right answer
Not every West 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 West London commercial mortgage lenders to approach
There is no single best lender for West 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 7 boroughs of West 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 West 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 West 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 West London
83 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.
- 262743PACBSD2026-07-10
26-30 Ealing Gateway Uxbridge Road Ealing W5 2AU
Change of use from office floorspace (Use Class E(g)(i)) to residential x 68 flats (Use Class C3) (Class MA, 56 day Prior Approval Process)
W5 2AUView on portal → - 262576FUL2026-06-29
94 First Floor High Street Acton W3 6QX
Change of use from flat (C3) to 2 people HMO flat on 1F with provision of associated cycle storage and refuse storage facilities.
W3 6QXView on portal → - 262575FUL2026-06-26
222 Shop Horn Lane Acton W3 6TG
Construction of two new residential two storey terraced houses (C3) and a revised side extension to the main existing building: Subdivision of the part ground and lower ground floor commercial areas to form a ground floor flat and two retained commercial spaces (Class E) within t
W3 6TGView on portal → - 262543FUL2026-06-25
12 Wellgarth Greenford UB6 0RR
Change of use from dwellinghouse to 7 person HMO (Sui Generis)
UB6 0RRView on portal → - 262479VAR2026-06-19
Orion Park Northfield Avenue West Ealing W13 9SJ
Minor material amendments (S.73) to vary condition no. 2 (Approved Plans), 3 (Demolition and Site Clearance), 7 (Cycle Parking Spaces), 9 (Site Wide Car and Cycle Parking Management Strategy), 10 (Foundation Method Statement), 11 (Remediation), 13 (Drainage Strategy), 14 (Piling
W13 9SJView on portal → - 262469PACBSD2026-06-19
66 Carlyle Road Ealing W5 4BL Adjacent To 8A Junction Road Ealing W5 4XL
Change of use of ground floor (Use Class E) to three self-contained flats (Use Class C3) (Class MA, 56 day Prior Approval Process)
W5 4BLView on portal → - 262458FUL2026-06-18
30 Bournemead Close Northolt UB5 6PT
Change of use from a dwellinghouse (Use Class C3) to a 9 bedroom 13 persons HMO (Sui Generis) with provision of refuse and recycling bins and bike storage; rear roof extension; installation of two rooflights to front roofslope
UB5 6PTView on portal → - 262455FUL2026-06-18
1A Mount Park Road Ealing W5 2RP
Alterations to internal ground floor involving creation of additional surgery room (Use Class E(e)
W5 2RPView 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.
West London sold-price data
Live HM Land Registry transaction data for the West London local authority area. Use this as market evidence when appraising your scheme or testing GDV assumptions.
Median price
£557K
-1.4% YoY
Transactions (12m)
11,337
Completed sales
New-build share
1.9%
218 new-build sales
New-build premium
+-15.0%
vs existing stock
Median price by property type
Detached
£934K
Semi-detached
£650K
Terraced
£675K
Flat / Apartment
£410K
Recent transactions
| Date | Postcode | Address | Type | Price |
|---|---|---|---|---|
| 29 May 2026 | TW9 4AE | FLAT 5, LIME HOUSE, 33, MELLISS AVENUE | Flat / Apartment | £407K |
| 29 May 2026 | NW6 5BR | FLAT 21, GEORGE HOUSE, ALBERT ROAD | Flat / Apartment | £630K |
| 27 May 2026 | UB8 2RY | 3, VILLIER COURT, VILLIER STREET | Terraced | £450K |
| 26 May 2026 | TW10 6DS | 6, LORNE ROAD | Terraced | £731K |
| 26 May 2026 | UB2 5RZ | 1, DITTON ROAD | Semi-detached | £875K |
| 22 May 2026 | SW13 0PZ | 38A, WHITE HART LANE | Flat / Apartment | £670K |
| 22 May 2026 | UB4 8BA | 87, WOODSTOCK GARDENS | Terraced | £425K |
| 22 May 2026 | HA6 1EH | 32, ROY ROAD | Terraced | £726K |
Source: HM Land Registry Price Paid Data, West London (7 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 7 boroughs of West London
Each borough is its own planning authority with its own lender appetite. Figures on each page are derived for that borough alone.
West London commercial mortgage FAQs
Other parts of London we cover
Buying or refinancing in West London?
Free-of-charge deal assessment. Indicative commercial mortgage terms within 48 hours.