Bridging Loan Calculator and Market Comparison
Compare the likely cost of your bridging loan
Enter the proposed terms and fees from your bridging finance offer to estimate the net amount you may receive and the overall cost of the facility.
We will also compare the figures you enter against anonymised market benchmarks derived from publicly available UK specialist bridging finance pricing.
This can help you understand whether your proposed terms appear competitive and whether an alternative structure may provide a higher net advance or lower overall cost.
The comparison is illustrative only and does not represent a lending offer, formal quotation or guarantee that alternative terms will be available.
Upload your bridging loan terms
You can open your lender's indicative terms, offer letter, illustration, term sheet or fee breakdown alongside the calculator to help you enter the exact figures. PDF and image files are supported.
Automatic reading of lender documents is not yet available on this website. Your document stays in your browser only — it is not uploaded, stored or shared. Please read the figures from your document and enter them into the calculator above, then check each value carefully. Lender documents use different formats and individual figures are easy to misread.
Documents uploaded for calculation should not include unnecessary personal information. Please remove bank details, identification documents and other sensitive information before uploading.
Loan details
The total facility before interest and fees are deducted.
Whole months, between 1 and 60.
Enter the lender's monthly interest rate, not an annual interest rate.
Property and transaction details (optional)
These details are not required for the calculator to work, but they help us compare your figures against more relevant market benchmarks. If they are left blank, broader market benchmarks are used and the comparison is less specific.
Used to calculate the approximate loan-to-value.
Interest payment method
Simple monthly interest is used by default — interest is not compounded unless you switch on the advanced setting below.
Advanced setting: interest calculation
Fees and completion costs
Blank fields are treated as £0. Choose when each fee is payable — only fees deducted from the initial advance reduce the net loan amount.
Lender and broker fees
Lender acceptance or arrangement fee
Enter the exact percentage or amount from your offer — fees vary between lenders.
Broker fee
Not every transaction includes a broker fee.
Legal and completion costsOptional — open this section to enter legal costs, valuation, title insurance and other completion fees.
Lender's legal costs
Borrower's legal costs
Title insurance
Valuation fee
Drawdown fee
Telegraphic transfer fee / TT fee
Lender administration fee
Asset management fee
Monitoring fee
Extension fee
Broker administration fee
Search costs
Insurance costs
Additional bespoke fees
Add any other fees from your offer that are not listed above.
Your estimated bridging loan breakdown
Estimated net loan amount
£445,000.00
89.0% of the gross loan
- Gross loan amount
- £500,000.00
- Loan term
- 12 months
- Monthly interest rate
- 0.75%
- Monthly interest amount
- £3,750.00
- Total interest over the term
- £45,000.00
- Interest payment method
- Retained interest
- Total deducted from initial advance
- £55,000.00
- Estimated net loan amount
- £445,000.00
- Net advance percentage
- 89.0%
- Costs payable separately
- £0.00
- Estimated monthly payments
- £0.00
- Costs payable on redemption
- £0.00
- Estimated redemption balance
- £500,000.00
- Total estimated cost of borrowing
- £55,000.00
How the gross loan is allocated
- Estimated net loan amount£445,000.00
- Retained interest£45,000.00
- Lender and broker fees£10,000.00
Itemised fee breakdown
| Fee or cost | Calculation basis | Amount | When payable |
|---|---|---|---|
| Deducted from the initial advance | |||
| Retained interest | £3,750.00 per month × 12 months | £45,000.00 | Deducted from the initial advance |
| Lender acceptance or arrangement fee | 2% of gross loan | £10,000.00 | Deducted from the initial advance |
| Total initial deductions | £55,000.00 | ||
| Estimated net loan amount | £445,000.00 | ||
| Total separate costs | £0.00 | ||
| Total monthly costs (over the term) | £0.00 | ||
| Total redemption costs | £0.00 | ||
| Total estimated cost of borrowing | £55,000.00 | ||
How does your deal compare?
Enter a gross loan amount above to see how your figures compare with anonymised published market benchmarks.
Could your bridging finance terms be improved?
The lowest headline rate does not always provide the highest net advance or the lowest overall cost.
Arrangement fees, retained interest, broker fees, legal costs and exit charges can materially affect the amount you receive and the amount required to redeem the facility.
3 Trees Finance can introduce you to specialist property finance brokers who can review your requirements and explore whether a more suitable or cost-effective structure may be available.
Important information
This calculator and comparison provide illustrative estimates based on the figures entered by the user and anonymised publicly available market information.
They do not constitute financial advice, a personal recommendation, an offer of finance, a credit decision or a formal quotation.
Published interest rates and fees may apply only to particular transactions and may have changed since they were last reviewed. A lower published rate or fee does not mean that the same terms will be available to you.
Actual pricing will depend on factors including the property, valuation, loan-to-value, borrower circumstances, credit profile, exit strategy, security position, legal due diligence and lender criteria.
Lenders may also calculate interest, fees, net advances and redemption balances differently.
Finance is subject to status, valuation and lender approval.
Compare bridging loan scenarios
Save up to three scenarios and compare them side by side. Scenarios are stored only in your browser — the figures are never sent to a server.
No saved scenarios yet. Use the "Save calculation" button above to save your current figures.
Bridging Loan Calculation
Date of calculation: 15/10/2026
| Gross loan amount | £500,000.00 |
| Loan term | 12 months |
| Monthly interest rate | 0.75% |
| Interest payment method | Retained interest |
| Monthly interest amount | £3,750.00 |
| Total interest over the term | £45,000.00 |
| Lender acceptance or arrangement fee (2% of gross loan) — Deducted from the initial advance | £10,000.00 |
| Total initial deductions | £55,000.00 |
| Estimated net loan amount | £445,000.00 |
| Costs payable separately | £0.00 |
| Estimated monthly payments | £0.00 |
| Costs payable on redemption | £0.00 |
| Estimated redemption balance | £500,000.00 |
| Total estimated cost of borrowing | £55,000.00 |
This calculation provides an illustrative estimate based solely on the figures entered by the user. It does not constitute financial advice, a recommendation, an offer of finance, a credit decision or a formal quotation. Lenders may calculate interest, fees and the net advance differently. The actual amount available will depend on the lender's formal terms, the property valuation, loan-to-value requirements, existing secured borrowing and any other deductions. Finance is subject to status, valuation and lender approval.
Understanding bridging loan calculations
What is a gross bridging loan?
The gross bridging loan is the total facility agreed with the lender before any interest or fees are deducted. It is the headline figure quoted in a bridging loan offer, but it is not necessarily the amount that will reach your account on completion.
What is the net bridging loan amount?
The net bridging loan amount is the approximate sum released to the borrower after deductions — such as retained interest, arrangement fees and other costs taken from the initial advance — have been made from the gross facility. Comparing net figures across offers can give a clearer picture than comparing gross figures alone.
How is bridging loan interest calculated?
Bridging finance is commonly quoted using a monthly interest rate rather than an annual rate. The monthly interest is typically the gross loan multiplied by the monthly rate. How that interest is paid — retained, serviced or rolled up — affects the net advance and the redemption balance.
What is retained interest?
With retained interest, the lender reserves the expected interest for the selected term from the facility at completion. The borrower does not make monthly interest payments, but the amount released on day one is reduced by the retained interest.
What is serviced interest?
With serviced interest, the borrower pays the interest monthly rather than having it deducted from the initial advance. The net advance is higher, but the borrower must be able to demonstrate they can meet the monthly payments.
What is rolled-up interest?
With rolled-up interest, the interest is added to the loan balance and is usually repaid in one sum when the loan is redeemed. Nothing is paid monthly and nothing is deducted from the advance for interest, but the redemption balance is higher.
What fees are associated with a bridging loan?
Fees can include a lender arrangement fee, broker fee, valuation fee, legal costs (for both the lender and the borrower), title insurance, a drawdown fee, a telegraphic transfer (TT) fee, an administration fee, an exit fee and redemption costs. Fees vary between lenders and transactions — always check the specific offer.
How do bridging loan fees affect the net advance?
Every fee that is deducted from the initial advance — such as an arrangement fee, retained interest or lender legal costs — reduces the amount that reaches your account on completion. Two loans with the same gross amount can therefore release very different net sums, which matters if the money is needed to complete a purchase.
Why is the lowest interest rate not always the lowest-cost loan?
A low headline monthly rate can sit alongside a higher arrangement fee, a larger exit fee or more expensive legal and valuation costs. When every fee is added to the interest over the full term, the loan with the lowest rate is sometimes more expensive overall. Comparing the total estimated cost of borrowing gives a more complete picture.
How are arrangement fees calculated?
Most lenders charge an arrangement (or facility) fee expressed as a percentage of the gross loan — commonly around two per cent — although some publish fixed amounts or tiered percentages. The fee is usually deducted from the advance at completion, which directly reduces the net amount released.
How do broker fees affect the net loan?
Where a broker fee applies, it may be paid separately or deducted from the advance. A deducted broker fee reduces the net advance in the same way as a lender fee, so it should always be included when comparing what different offers actually release on day one.
How should you compare bridging loan offers?
Compare offers on a like-for-like basis: the same gross loan, term and interest treatment. Then look at three figures — the estimated net advance, the estimated redemption balance and the total estimated cost of borrowing — rather than the headline rate alone. The calculator and market comparison above are designed to make that comparison straightforward.
Why compare total cost as well as the headline rate?
The headline monthly rate only describes one component of the price of a bridging loan. The total estimated cost of borrowing captures the interest over the full term plus every fee, however it is charged, so it reflects what the facility really costs from completion to redemption.
Need help assessing your bridging finance options?
Bridging loan offers can be difficult to compare because the lowest monthly rate does not necessarily produce the lowest overall cost or the highest net advance.
3 Trees Finance can introduce you to specialist property finance brokers who can help you explore appropriate funding options for your transaction.