Short-term funding for developers, backed by property, agreed by talking to someone who actually reads the deal — not a portal, a queue, or a decision matrix.
Bridging finance has a reputation problem. It's often slow when it should be fast, rigid when a project needs flexibility, and buried in process that exists to protect the lender — not to get your site moving.
2Twelve Capital was set up to do it differently. We lend our own capital against property, directly, to developers who need funding to move at the pace their project actually demands.
There's no call centre and no anonymous underwriting desk. You deal with the person who makes the decision, from the first conversation through to completion.
"Every deal is different, so every deal gets read properly — not scored by a system that's never seen a building site."
is the loan size most mainstream bridging lenders won't go below.
Most bridging lenders won't look at a loan under £100k, or a developer without a finished track record yet. That's exactly where we work — smaller deals, first-time and early-stage developers, projects that get overlooked by lenders built for scale rather than for people.
It's not lowered standards. It's a different focus — the same care and scrutiny, applied to the deals the bigger names don't have a model for.
You describe the project and what you need directly to us. No broker relay, no submission portal — just a straight conversation about the site, the numbers, and the timeline.
We set terms that fit the deal in front of us, not a rate card built for someone else's project. Due diligence still happens — it's just proportionate, and you'll know why each part matters.
Once terms are agreed and legal work is done, funds are released without the internal committee delays that slow larger lenders down.
You have a direct line to the person assessing your deal and making the lending decision, throughout the life of the loan.
Terms are shaped around the realities of your project and exit, rather than forced into a fixed product template.
We keep the process to what's actually needed to lend responsibly — nothing added just because a larger institution would ask for it.
Being unregulated doesn't mean being casual. Every loan is assessed properly and structured to protect both sides of the deal.
Funding to buy and refurbish a property — a tired terrace, a dated commercial unit — ahead of resale or refinance onto a term mortgage.
Fast completion funding when a property's been bought at auction and the clock is running on a tight legal deadline.
Funding secured against a site with planning in place, ahead of a development facility or a sale to a housebuilder.
Finance to finish a site where the original funding fell through or ran out, so the project can reach practical completion.
Funding to convert a property — a former office, a single let becoming an HMO — into a higher-value finished asset.
Short-term funding secured against an existing property so a developer isn't forced to wait on a sale before starting the next project.
These are the kinds of situations we typically lend against — every deal is still assessed on its own facts, and we're just as interested in scenarios that don't fit neatly into a list.
Secured against UK property, for development, refurbishment and short-term bridging needs. Most loans land around £35k.
For the right project, we can occasionally stretch to £60k–£65k — talk to us about it.
| £25,000 loan | £50,000 loan | |
|---|---|---|
| Interest (0.9%/mo, 6 months, rolled up) | £1,350 | £2,700 |
| Arrangement fee (2%) | £500 | £1,000 |
| Legal costs (both sides, typical) | ~£2,000 | ~£2,000 |
| Valuation (typical) | ~£350 | ~£400 |
| Total cost over the term | ~£4,200 | ~£6,100 |
Worked example only, based on typical market costs — not a quote. Your actual rate, fees and legal costs depend on the deal, the security and the term, and will always be confirmed with you directly before you commit to anything.
Every loan is priced individually around the deal, the security, and the term. Ask us for a straight figure and we'll give you one on the phone, not a rate card.
Send over the outline — location, project type, and roughly what you need — and you'll hear back directly from us, not a triage inbox.