Commercial Mortgage Broker London, 90+ Lenders
Owner-occupier freeholds. Commercial investment on ICR-led underwriting. Semi-commercial shop-with-flat. Portfolio refinance for landlords carrying five or more assets. Trading-business mortgages for pubs, hotels, care homes, dental, MOT and nurseries. Commercial remortgage. Commercial bridging. Second charge behind an existing first charge. Eight products, one broker, a 90+ lender panel and indicative terms in 48 hours. Commercial mortgages are unregulated lending and fall outside the Financial Conduct Authority's regulated mortgage perimeter. Where a deal would require regulated permissions we refer it to a regulated firm.
Where commercial mortgages get placed across Greater London
London is the deepest commercial lending market in the UK and the most contested. It is Europe's largest city economy, producing £577.14 billion of gross value added in 2023 and around 22% of UK economic output, and the commercial property that sits under that activity runs from Square Mile trading floors to a parade of shops in an outer borough. The 2021 London Plan classifies 201 activity centres across Greater London, and the commercial mortgage market is spread across all of them rather than concentrated in the middle. We place deals from the City of London and Canary Wharf office markets through the Shoreditch and King's Cross creative belt, the Park Royal and west London industrial estates behind Ealing and Brent, the semi-commercial parades of Hackney and Wandsworth, and the outer town centres at Croydon, Bromley and Stratford. Work through the sub-region hubs for central, north, east, south and west London, or use the map below to see activity across the 33 boroughs.
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Owner-occupied commercial mortgages, buying your business premises
When the business buys the building it trades from, the lending test is EBITDA cover: trading profit measured against the monthly mortgage payment, with a typical comfort threshold of 1.3x to 1.5x. Two years of clean filed accounts is the standard minimum. Loan-to-value runs to 75% and deposits of 25 to 30% usually come from accumulated retained profit.
Allica, Shawbrook, Hampshire Trust, Cambridge and Counties and Cynergy Bank sit at the sweet spot. Lloyds, NatWest, Barclays and Santander price hard where the covenant is strong. Rates 6.0 to 7.5% pa. Sector trades such as care homes and MOT centres route through trading-business mortgages instead.
Owner-occupier guide →Commercial investment mortgages, buying or refinancing let stock
A commercial investment mortgage is long-term debt against a let property held for income, usually held in a limited company SPV. The headline metric is ICR, gross rent divided by interest cost, required at 140 to 160% stressed 1 to 2% above pay rate. Some desks also test DSCR at 130 to 145%. Loan-to-value 65 to 75%.
Tenant covenant and lease length carry as much weight as LTV, and in London that spread is wider than anywhere else because prime assets get fought over. NatWest, Lloyds, Barclays and Santander compete on prime single assets. Shawbrook, InterBay Commercial, LendInvest and Together cover multi-let, short-WAULT and part-vacant. Rates 6.5 to 8.5% pa. Active across the City, Southwark and the outer industrial belt.
Investment mortgage guide →Semi-commercial finance for shop-with-flat and mixed-use property
Semi-commercial funds mixed-use property where the residential element is at least 40% of floorspace. London holds more of this stock than any other UK city, because almost every borough high street was built to that pattern: Kingsland Road in Hackney, Upper Street in Islington, Northcote Road in Wandsworth, Rye Lane in Peckham.
InterBay Commercial and Shawbrook are the two busiest named desks, with LendInvest, Together, Aldermore, Paragon and YBS Commercial also quoting. Commercial rent and residential AST income are tested on a blended basis at around 145% cover. Rates 6.5 to 8.5% pa. Where the borrower will personally occupy a flat, the deal can fall inside the regulated perimeter and we refer it to a regulated firm.
Semi-commercial guide →Portfolio refinancing, five assets and up under one facility
Portfolio landlords cluster in London more heavily than anywhere else in the UK, so this is the product we run most often. Carrying five or more commercial or semi-commercial assets across three or four boroughs usually means five or six lender relationships nobody chose deliberately. Consolidating into a single facility, either a blanket charge or individual charges aggregated against one limit, gives you one interest rate, one renewal date and one covenant set. See our north, east and south London pages for where these books tend to sit.
Shawbrook, Cambridge and Counties, InterBay Commercial, Cynergy Bank, Paragon and Allica are the most active portfolio desks for the £2M to £25M London bracket. OakNorth, Reliance and Handelsbanken cover larger. Aggregate ICR is tested at 140 to 150%, tenant concentration above 20 to 25% of income tightens pricing, and geographic concentration inside Greater London is not a problem. Loan-to-value 65 to 70%, rates 6.5 to 8.0% pa.
Portfolio refinance guide →Trading-business mortgages for pubs, care homes, dental and nurseries
Trading-business mortgages fund operational property where value is bound up with the business that runs from it. Underwriting is sector-specific. Pubs: barrelage, EBITDA, beer-tie status, licence. Hotels: occupancy, ADR, RevPAR. Care homes: CQC rating, occupancy, weighted-average bed value. Dental: NHS UDA value plus private fee mix. MOT: DVSA authorisation and contamination survey. Nursery: Ofsted rating, registered places, occupancy.
London adds a wrinkle: the bricks-and-mortar value under a trading business is often high enough to pull against the trading value, and lenders read that differently from one another. Cynergy Bank is active on licensed trade, Shawbrook, Cambridge and Counties and Hampshire Trust on care, Allica on dental and medical. Loan-to-value 60 to 70%, rates 7.0 to 9.0% pa. Sector pages: pub and restaurant, care home, nursery.
Trading-business guide →Refinancing existing commercial debt, end of fix and capital raise
Commercial remortgage covers two distinct moments: the end of a typical five-year fix maturing into a different rate environment, and capital-raise refinancing that releases equity from an asset which has appreciated since the original draw. The first conversation is always early repayment charge handling, and we model the break both ways before recommending anything.
For end-of-fix work the underwriting story is usually clean, which is where London borrowers gain most: more desks will quote on a stabilised London asset than anywhere else in the country. NatWest, Lloyds, Barclays, Santander, Shawbrook, Allica, Hampshire Trust, Handelsbanken and InterBay Commercial all compete on it. A 50bps move on a £2M facility saves £10,000 a year. Loan-to-value to 75%, rates 6.0 to 8.0% pa.
Remortgage guide →Commercial bridging, short-term debt with a clean term-out
Commercial bridging fits where a property is not immediately fundable on a long-term mortgage: vacant, partly tenanted, mid-refurbishment, or bought at auction on a 28-day completion clock that no term lender can meet. A 12 to 24 month bridge funds the acquisition and the works, with an agreed exit onto a term investment mortgage once the asset is income-producing. Common across Shoreditch, Bankside and Stratford.
LendInvest, Shawbrook, Together, OakNorth and Hampshire Trust are the busiest desks for the London £500K to £10M bracket. Bridge rates currently 0.70 to 0.95% per month, equivalent to 8.5 to 11.0% pa, with term-out back to 6.5 to 8.5% pa once the property stabilises and the ICR test passes. Interest can be serviced monthly or rolled up. Loan-to-value to 70% on current value.
Commercial bridging guide →Second-charge commercial, capital release without breaking the senior
A second-charge commercial mortgage sits behind your existing first-charge facility on the same security. The first charge keeps priority, you keep its interest rate, and you raise additional debt without paying an early repayment charge to break it. London carries the highest concentration of asset-rich, cash-tight commercial borrowers in the country, so this product does more work here than in any other city.
The typical profile is a property that has appreciated substantially and a facility drawn between 2019 and 2021 at 3.5 to 4.5%. InterBay Commercial, Together and select second-charge specialists quote at 8.5 to 11.0% pa with arrangement fees of 2 to 3%. Combined loan-to-value across first and second charge is usually capped at 70 to 75%. The first-charge lender must consent through a deed of consent, typically £500 to £2K, and some refuse on policy, so we confirm before applying. Where a full refinance is cheaper we say so and route you to commercial remortgage.
Second-charge guide →Property Types We Finance
Commercial mortgage economics vary materially by asset class — lender pools, LTV caps, DSCR/ICR thresholds and pricing all shift with the property type. Each of our services applies across the full range of London asset classes.
Available across the wider city network
Every commercial mortgage product on this page is also available across our regional sister sites in Manchester, Birmingham, Sheffield, Liverpool, Newcastle, Nottingham and Bristol. One broker relationship, the same 90+ lender panel, real local market knowledge in each city.
An owner-occupier purchase in Manchester, a portfolio refinance spanning the Midlands and the north, a trading-business mortgage in Newcastle or a commercial remortgage on a Bristol office. The same panel, the same diagnostic process, the same unregulated commercial product set.
Which product fits your London deal?
Not sure whether the right route is owner-occupier, commercial investment, semi-commercial, portfolio or trading-business? Send the property details, the loan-to-value you are aiming for, and a rough sense of the trading position or rental income. We will tell you which lender route is sensible and what indicative pricing looks like, within 48 hours, with no charge for the assessment.
Or explore our how it works guide and case studies.