TAB U - PROPERTY BRIDGING, TERM AND DEVELOPMENT CASE STUDIES

This blog breaks down how fractional property investment works, the advantages it offers, and the important factors to consider before getting started.

TAB facilitated a £845,000 bridging loan for 15 months, secured against a large ground-floor commercial unit in Wimbledon, London, with an LTV of 65.00%.

TAB provided a £465,000 residential bridging loan for 12 months, against a portfolio of cottages on the Isle of Anglesey, Wales, with an LTV of 56.02%.

TAB provided a £155,000 bridging loan for 12 months, secured against a commercial property in Chislehurst, London, with an LTV of 58.05%.

TAB provided a £693,000 bridging loan for 12 months, secured against a residential property in Epping Forest, Essex, with an LTV of 64.465%.

TAB provided a £1,258,000 bridging loan for 12 months, secured against a commercial property in Southwark, London, with an LTV of 65.01%.

TAB facilitated a £243,750 bridging loan over a nine month term, secured against a residential property in Hackney, East London, with an LTV of 75.00%.

TAB facilitated a £4,417,250 bridging loan over a nine-month term, secured against a portfolio of 12 residential properties in London and Essex.

TAB facilitated a £789,000 bridging loan for 12 months at an LTV of 54.60%.

TAB provided two bridging loans totalling £457,000, over a nine-month term, with LTVs of 69.85% and 69.70%.

TAB facilitated an £813,000 commercial mortgage, for ten years at an LTV of 61.13%.

TAB facilitated a £700,000 bridging loan, secured with a first charge, for a 12-month term with an LTV of 70.00%.

TAB facilitated a £2,362,500 commercial mortgage, secured on a first charge, on a 10 year term with an LTV of 67.50%.

TAB provided a £295,000 commercial mortgage secured with a first charge for a term of 36 months at an LTV of 55.66%.

TAB facilitated a £205,000 commercial bridging loan for 12 months at an LTV of 45.56%.

TAB facilitated a £1,155,000 residential bridging loan for a term of 12 months at an LTV of 75.00%.

TAB facilitated a £1,285,000 first charge bridging loan for a term of 12 months at an LTV of 65.90%.

TAB provided a £206,250 residential bridging loan for a six-month term at an LTV of 75.00%.

TAB facilitated a £945,000 commercial bridging loan for a term of six months at an LTV of 70.00%.

TAB facilitated a £247,290 residential bridging loan for a term of 12 months at an LTV of 74.94%.

TAB facilitated a £152,000 residential bridging loan for a term of 9 months at an LTV of 64.68%.

TAB facilitated a £470,000 commercial bridging loan for a term of 12 months at an LTV of 47.00%.

TAB facilitated a £1,140,000 first charge bridging loan for a term of nine months at an LTV of 60%, secured against land with planning. The client needed to quickly release equity from a property with existing planning permission for residential development.

TAB facilitated a £2,800,000 commercial bridging loan for a term of 12 months at an LTV of 53.64%. The two properties are located in the centre of York within a predominantly retail-led area on a pedestrianised road, the surrounding occupiers include a mixture of local and national businesses.

TAB facilitated a £300,000 first charge bridging loan for a term of 12 months at an LTV of 50%. The loan was secured against a freehold land asset in Ware, recently acquired at auction by the borrower.

TAB facilitated a £280,000 residential bridging loan (first charge) for a term of seven months at an LTV of 70%. The property is a mid-19th century building with four bedrooms and four en-suites, currently operating as a residential care home in Walsall for young people.

TAB facilitated a £1,154,000 bridging loan against a farmhouse with a converted barn in Lartington, Durham.

TAB facilitated a £546,000 bridging loan against a hotel, compromising seven rooms and a two-bedroom flat in Somerset, Gloucestershire.

TAB completed a £1,023,000 commercial mortgage secured as a first charge against a mixed use property in London.

103519 - TAB completed a £4,083,846 development finance loan secured as a first charge against a former military base, coach house and stables based in Cambridge. 

104751 - £728,000 bridging loan against a mixed use property that comprises a retail ground floor and six flats above in London.

104340 - £816,000 bridging loan against two office buildings in Yorkshire.

103099 - TAB completed a £875,000 first charge bridging loan against a two bed flat in London.

TAB completed a £1.54m bridging loan secured as a first charge against a two bed apartment in Chelsea for a repeat borrower.

103130 - £1,670,000 bridging loan against a former factory building from the 1860’s.

103259 - Four loans, totalling £16,000,000, across multiple assets for one borrower against a residential block and student accommodation.

TAB provided a £417,750 loan for the refurbishment loan of an end terrace house that’s divided into two maisonettes: the lower ground and ground floor. The top floor is owned by another tenant.

TAB is providing a loan of £8,292,766 for the construction of an 80 bed care home in the North West of England, secured by a first charge against two land sites with full planning permission. The loan term is 19 months, and the loan-to-gross development value (LTGDV) is 55.6%. The borrower is an experienced healthcare provider and property developer specialising in care homes, who owns a limited company within an offshore trust. Although the offshore ownership structure made the deal complex, TAB was reassured by the borrower's track record of successfully completing similar projects.

TAB completed a £1,175,000 1st charge commercial loan secured against a vacant four storey office block. The property has planning for 44 residential units.

TAB completed a £430,000 loan secured against a vacant five bedroom two storey property in Hendon.

TAB completed a £225,000 loan secured against a two storey two bedroom terraced house with planning for a rear single storey extension and loft conversion.

TAB completed a £290,000 loan for the airspace development above a recently developed three storey block of nine units, which has permission in place for the construction of two additional apartments.

TAB completed a £4,389,959 development finance loan against a detached house with planning permission to demolish the existing building and develop nine houses. £1.3m from the total loan was used to purchase the land, with the remaining to be used to develop the property.

TAB completed a £3,465,000 1st charge commercial loan against a commercial property located in Newcastle City Centre. The property is arranged over six floors and comprises a purpose built department store constructed behind a period, listed facade.

TAB completed a £4,000,000 1st charge bridging finance loan against a 36 bedroom hotel in Liverpool. The property, formally a working warehouse converted and extended in 2020/1, is under construction to add a further 20 bedrooms.

TAB has completed on a £245,000 first charge bridging loan against a commercial and residential property in Leyton.

TAB has completed a £5,050,000 1st charge commercial bridging finance loan against Spurgeon’s College, an education facility active since 1923.

TAB has completed a £5.5m first charge commercial loan secured against a Holiday Inn hotel in Kenilworth.

TAB completed a £3.5m second charge commercial loan secured against a hotel in Hythe.

TAB completed a £183,000 first charge residential loan with an LTV for 75% that is secured against a one bedroom flat in Mill Hill, London.

TAB completed a £13,500,000 first charge commercial loan on a set of three securities. The three sites are located in Wales with a marina and marine village in Cardiff and a marina in Aberystwyth.

The client is borrowing £80,000 on a first charge loan against a residential leasehold property, planning for loft space above existing flats to refurbsih this into a 2 bedroom flat.

West London ground and lower ground floor flat in a terraced block. The borrower will be refurbishing the property to a very high standard, after which the flat will be sold.

This first charge commercial loan was for £1,580,000 at a rate of 10.20% pa and an LTV of 61.20%. The loan is secured against two assets - a thermal energy generation and conversion facility and a four-bedroom residential property. The loan was required to refinance the acquisition of the first site for a renewable energy firm to establish its business. The planned exit is through refinancing. 

TAB has funded £437,537 of an overall facility of £950,000 for a term of 14 months at a LTGDV of 43.78%. Funds will be used in the construction of four new build flats.

The £4,000,000 loan is for 12 months at 59.30% LTV. The site itself currently remains a vacant development site, the surrounding area is mixed, consisting of industrial, commercial and residential accommodation. 

The property is a freehold, newly built detached house currently finished to shell and core. The 8,826 sq ft property also includes a large garden and swimming pool at basement level. The client required a £4,725,000 loan with an LTV of 70% and a rate of 9.60% pa to refinance from a previous lender. The client will sell to exit the loan allowing them to add their own finish to the property.

The client is borrowing £1.35m on a first charge loan against a commercial freehold property, with a loan to value of 69.97%. The site is regarded as a family-owned jewellers located in the luxurious Hatton Garden.

This second charge loans is for a ground floor two bedroom, two bathroom flat situated in a purpose built block that benefits from a private balcony located in West Kensington.

This first charge loan was for a site with planning in the centre of Canterbury. There is planning for 19.500 sq ft retail and 39,000 sq ft residential which is split between 33 residential apartments and 32 serviced apartments. The site is an old department store with a Grade ll listed frontage and is located in a pedestrianised area, where people can wander through the linked walkways.

This first charge commercial loan is for an industrial office and warehouse. The property is in great condition, and it is located in Leyton, London which falls within a commercial and residential regeneration scheme.

In line with the masterplan, the borrower has engaged architects to draw up plans for the development of the site and the expectation is that planning will be approved by March 2022. The development has estimated costs of £53m and a GDV of £71m. 

The loan has an LTV of 59% and is for 9 months. The gross interest rate is 9.60% pa returning investors 7.20%pa.

The client is borrowing £7.5m on a first charge bridging loan. Only £5m is being advanced, and the remaining £2.5m is being held in the solicitor's client account. The site is regarded as the principal film studio in South Wales - at a time of unprecedented demand for UK film studios. 

The site has full planning permission for its existing five studio buildings and has pending applications for other buildings recently built. Since the original purchase, the borrower has invested c.£3.0m to further improve the site.

This first charge loan has a loan to value of just over 50%, a rate of 1.25% per month and is for 6 months.

The client is purchasing a vacant building that is arranged as a restaurant on the ground floor with a six room HMO on the upper two floors. The loan required was on a first charge commercial basis for £525,000.

Planning has been granted for rear extensions to the first floor and rearrangement to two studio units. The client intends to submit planning for a two bedroom mews house to the rear. His exit strategy is refinancing. 

There is good precedent for this being a number of neighbouring properties having already completed mews houses along Pembroke Place. With an LTV of 70% and a rate of 1.00% per month this loan is against a robust security with good added value opportunities.

The client needed a loan of £2,490,000 on a newly constructed building of five residential units over three floors. The borrower (who is also the developer) is refinancing out of development finance to allow him time to sell two of the flats and tenant the three remaining flats with a view to then refinancing TAB through traditional BTL finance and flat sales. The loan was 1.00% interest per month at an LTV of 70% for 9 months secured with a first charge.

TAB completes our first deal with Brightstar Specialist Finance, a 9 month land with planning bridging loan. The loan is required for the refinance from their existing lender as the borrower was let down by their development funder and needed additional time to secure a new loan in place and finalise their contract with the local housing association. The land has planning for houses and apartments and is on a site in Devon. The £454,000 loan was funded by TAB investors and has an LTV of 54%.

The client required a £1.25m first charge bridging loan to complete the purchase of a vacant former Debenhams department store, under a 43 year lease where the freeholder is Sheffield City Council. The 214,000 sq ft property is spread over 5 floors, 3 mezzanine floors and a roof terrace and sits in an extremely prominent location in Sheffield City Centre, which is currently undergoing extensive regeneration.

TAB and Opes Financial Partners have completed a £6.9m bridging loan for the investment purchase of a £11m newly built luxury townhouse in north-west London.

The client required a first charge residential of £445,000 for 12 months. TAB offered the loan at 1.00% interest per month with refinancing on a buy-to-let mortgage as the exit strategy. The client needed access to finance in order to purchase the property under market value due to the specific completion deadlines.

TAB completes first charge residential loan with Opes Financial Partners.

The client required a second charge residential loan of £380,000 for 12 months to refinance an existing bridge allowing sufficient time to establish an exit plan. A condition attached to the exit, in this case, waws that the property must be marketed by month six of the term to allow sufficient time to redeem. The LTV was 60% charged at 1.00% interest per month.

The client required a £220,000 second charge residential loan to raise capital. The property used as security was a recently renovated property that is to be refinanced to Kent Reliance. Due to current market conditions, there was a delay on refinancing which is why the client required a bridge. The LTV was 65% and the loan was charged at 1.20% interest per month for 12 months.

The client needed a £250,000 first charge mixed use bridging loan for capital raise. The client’s exit strategy is to sell to a developer on the grant of planning permission. The planning was submitted for the conversion of commercial elements of the property to residential. The LTV was 65% and terms were agreed at 0.99% interest per month for 9 months.

An existing client of TAB’s needed £3,250,000 first charge residential loan to raise capital for funds for further investments. The property was a four bedroom penthouse apartment forming part of a modern residential development. The client’s exit strategy was to refinance the property, the LTV was 53% and TAB agreed terms at 1.00% interest per month, for 12 months.

The client required a £352,000 first charge commercial loan to purchase two commercial warehouses for the clients’ business to occupy. The client will refinance to a commercial mortgage once company accounts have been submitted as his exit strategy. The client needed to complete quickly and TAB provided the loan at 1.00% per month for 12 months.

The client required £1,000,000 first charge commercial loan to purchase the leasehold of the security which was granted by way of an underlease, i.e landlord under the terms of the lease holds a 999 year lease. TAB provided the loan at LTV of 40% with a 0.95% interest rate per month for 6 months. The borrower required fast completion, and TAB completed within two weeks.

The client needed a first charge residential loan of £333,000 to purchase a new build residential property with a new lease created for a period of 999 years. The client’s exit strategy is to refinance on to a buy-to-let mortgage. TAB lent the funds for 0.95% per month at an LTV of 63% for 9 months.

The client required a first charge development loan of £685,000 in tranches to develop of two, four-bedroom houses. The development had already started and TAB advanced the initial funds to clear the original property purchase debt and fund the next stage of construction. TAB provided the loan at a 51% LTGDV for 9 months with an agreed exit strategy of refinancing to a buy-to-let mortgage.

TAB has completed a £481,000 first charge bridging loan on an HMO property purchase in Coventry within five working days.