Talk to the our experts

  • Variable rates from 1.15% per month
  • Loan to value up to 75%
  • Properties in England, Scotland, Wales and Northern Ireland
  • Individuals and limited companies accepted
  • Second charge bridging loans available
  • Smaller loan amounts, from just £25,000
  • Borrow up to £500,000
  • Lower value properties, from just £75,000
  • No minimum personal income
  • First time landlord/first time buyers with no rental history (LTV restricted to 65%)
  • Non-standard construction properties

If you have had problems with credit, we may still be able to help.

Talk to the bridging loan experts

Specialist lending for your needs

If you are looking to implement large renovations to your property, then we could help. Borrow from up to £500,000 to help fund these large projects.

Our heavy refurbishment loans are designed to deliver finance quickly to cover major renovations such as, extensions, loft conversions and internal property reconfigurations (if you only need to do minor works, visit our light refurbishment loan page).

Tell us your projects requirements, and we’ll use our expertise to produce a solution tailored to your financial needs.

You may be renovating a property to sell on, but if you need exit finance by way of a buy to let mortgage, we can help with that too.

When you apply for a heavy refurbishment loan with us, a human, not a machine will assess your case. This doesn’t mean the process is slower, but it does mean you will get a common sense lending decision.

Call free on the number above, or enquire online. A bridging loan advisor will contact you straight away during office hours.

You could get a lending decision in just one call.

Specialist lending for your needs

Enquiring is easy

It takes 30 seconds.

Simply fill out the form above, or call us to discuss your needs now.

Our team of experts are there for you.

You'll deal with the same experienced advisor throughout your enquiry.

We can get you the funds you need, fast.

You could get a lending decision in just one call.

Our flexible approach


We are proud to be a lender who can deliver loans at a fast approach, to consumers. We make this possible by carrying out our own legal checks, in house for loans under 100k, within hours. We can offer automated valuations, which are available to produce financial solutions in an instant.

Mercantile Trust regularly help their customers carry out renovations with heavy refurbishment loans, by providing finance fast.

No minimum income

At Mercantile Trust, we put our customers at the forefront of what we do.

We offer top slicing, where we can use your personal income when carrying out affordability calculations. If your rental income does not cover your mortgage repayments, we will top up the remaining amount that you cannot cover so you are able to get the loan you require.

No Exit Fees

We want you to be in control of your finance.
With no early repayment or exit fees, Mercantile Trust will strive to find a loan to meet your financial requirements.

Heavy refurbishment loan criteria

We aim to help absolutely everyone, however there are certain criteria that must be met in order to make a successful application:

  • Unregulated bridging applications only
  • Rates from 1.15%
  • Up to 75% loan to value
  • Most property constructions accepted
  • No personal income requirement
  • No exit fees
  • Minimum property value £75k
  • Minimum advance £25k max £500k
  • Confirmation of exit required
  • Minimum of one buy to let or residential property required
  • Serviced and rolled interest available
  • No ERC (Early Repayment Charge)
  • First and second charge available

Frequently asked questions

Unlike a light refurbishment loan, a heavy refurbishment loan covers large-scale refurbishment on properties. It often involves a structural change which can result in a change of the use of a property. Such refurbishment can require considerable planning in advance. Typically, heavy refurbishment is carried out when you are looking to improve a property before selling or renting it out.

Heavy refurbishment loans involve adapting the structure of a property. These structural changes can consist of adding extensions, the addition of extra rooms, demolitions, property conversions etc. These improvements could increase the value of a property so if you were to resell a refurbished property, you could make a good return on investment.

How much you can borrow for a heavy refurbishment loan depends on a couple of factors.

  • Your income
  • Your credit history
  • The size of the refurbishment
  • The duration of the refurbishment

At Mercantile Trust, you can borrow up to £500,000 to help fund a heavy refurbishment project.

A heavy refurbishment loan can be a good idea if you are looking to renovate your property with the intention of selling it at a higher price. A heavy refurbishment loan can create an opportunity for a good return on investment.

However, it is important to note that these types of loans are best suited to those who are confident that they are able to sell their property, especially if this is the method you are relying on to make the repayments.

It is always important to have a plan in place on how to make repayments when borrowing any loan, especially if the loan is secured onto your property. Secured loans risk your property from being repossessed. Therefore, having a plan in place is crucial.

We recognise that when it comes to property refurbishment, you don’t want to be living on a building site. Therefore, our priority is speed and creating a process as short as possible. We can get you the funding you need within days, making us a lender you can trust and rely upon.

Unlike most lenders, our criteria is flexible. We offer true daily interest, meaning that we won’t overcharge you if you pay back your loan before the end of the term. For example, if you have a heavy refurbishment loan with a 12 month term and managed to pay back the loan in 11 months, we wouldn’t charge you for the full 12 month period.

Our priority is you and meeting your financial requirements. We consider your personal circumstances and empathise with your particular needs, which some lenders don’t. If you value flexibility and fast funding, we are here to help.