UK property finance: bridging cost, dev appraisal, BTL stress test, stamp duty (SDLT/LBTT/LTT).
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Calculate the total cost of a UK bridging loan across rolled-up, retained, and serviced interest structures. Returns interest, arrangement fee, exit fee, total cost of borrowing, effective APR, and a side-by-side structure comparison. Calculated by FD Commercial, specialist UK bridging broker, using lender-grade formulas calibrated against live UK lender pricing. For loans £250,000 and above. Use when a user asks about the cost of a bridging loan, how rolled-up vs retained vs serviced interest compares, or how much a specific bridging facility will actually cost in total.
Loan term in months. Standard MCOB-regulated bridging caps at 12 months. MCOB 3A HNW exemption allows up to 60 months. Example: 12.
Gross loan amount in pounds. Minimum FD Commercial bridging loan size is £250,000. Example: 500000.
Monthly interest rate as a percentage. UK bridging rates in 2026 typically range 0.55% to 1.25% per month. Private bank rates from 0.30% per month available on HNW cases. Example: 0.85 for 0.85% per month.
Lender exit fee as % of loan amount. Not all lenders charge one. Where charged, typically 0.5% to 1%. Example: 0 for no exit fee, or 1 for 1%.
How interest is paid. 'rolled' = compounds monthly, paid in full at exit (most common on HNW bridging, removes monthly outflow). 'retained' = deducted from advance upfront (borrower receives less cash on day one). 'serviced' = paid monthly out of borrower cash flow (lowest total cost but requires monthly servicing capacity).
Lender arrangement fee as % of loan amount. Typical range 1% to 2%. Some specialist HNW deals run 0.5%. Example: 2 for 2%.
Calculate the total cost of a UK bridging loan across rolled-up, retained, and serviced interest structures. Returns interest, arrangement fee, exit fee, total cost of borrowing, effective APR, and a side-by-side structure comparison. Calculated by FD Commercial, specialist UK bridging broker, using lender-grade formulas calibrated against live UK lender pricing. For loans £250,000 and above. Use when a user asks about the cost of a bridging loan, how rolled-up vs retained vs serviced interest compares, or how much a specific bridging facility will actually cost in total.
| Argument | Type | Description |
|---|---|---|
| term_months* | number | Loan term in months. Standard MCOB-regulated bridging caps at 12 months. MCOB 3A HNW exemption allows up to 60 months. Example: 12. |
| exit_fee_pct | number | Lender exit fee as % of loan amount. Not all lenders charge one. Where charged, typically 0.5% to 1%. Example: 0 for no exit fee, or 1 for 1%. |
| loan_amount_gbp* | number | Gross loan amount in pounds. Minimum FD Commercial bridging loan size is £250,000. Example: 500000. |
| interest_structure | string | How interest is paid. 'rolled' = compounds monthly, paid in full at exit (most common on HNW bridging, removes monthly outflow). 'retained' = deducted from advance upfront (borrower receives less cash on day one). 'serviced' = paid monthly out of borrower cash flow (lowest total cost but requires monthly servicing capacity). |
| arrangement_fee_pct | number | Lender arrangement fee as % of loan amount. Typical range 1% to 2%. Some specialist HNW deals run 0.5%. Example: 2 for 2%. |
| monthly_interest_rate_pct* | number | Monthly interest rate as a percentage. UK bridging rates in 2026 typically range 0.55% to 1.25% per month. Private bank rates from 0.30% per month available on HNW cases. Example: 0.85 for 0.85% per month. |
{
"type": "object",
"required": [
"loan_amount_gbp",
"monthly_interest_rate_pct",
"term_months"
],
"properties": {
"term_months": {
"type": "number",
"maximum": 60,
"minimum": 1,
"description": "Loan term in months. Standard MCOB-regulated bridging caps at 12 months. MCOB 3A HNW exemption allows up to 60 months. Example: 12."
},
"exit_fee_pct": {
"type": "number",
"maximum": 5,
"minimum": 0,
"description": "Lender exit fee as % of loan amount. Not all lenders charge one. Where charged, typically 0.5% to 1%. Example: 0 for no exit fee, or 1 for 1%."
},
"loan_amount_gbp": {
"type": "number",
"minimum": 0,
"description": "Gross loan amount in pounds. Minimum FD Commercial bridging loan size is £250,000. Example: 500000."
},
"interest_structure": {
"enum": [
"rolled",
"retained",
"serviced"
],
"type": "string",
"description": "How interest is paid. 'rolled' = compounds monthly, paid in full at exit (most common on HNW bridging, removes monthly outflow). 'retained' = deducted from advance upfront (borrower receives less cash on day one). 'serviced' = paid monthly out of borrower cash flow (lowest total cost but requires monthly servicing capacity)."
},
"arrangement_fee_pct": {
"type": "number",
"maximum": 5,
"minimum": 0,
"description": "Lender arrangement fee as % of loan amount. Typical range 1% to 2%. Some specialist HNW deals run 0.5%. Example: 2 for 2%."
},
"monthly_interest_rate_pct": {
"type": "number",
"maximum": 3,
"minimum": 0,
"description": "Monthly interest rate as a percentage. UK bridging rates in 2026 typically range 0.55% to 1.25% per month. Private bank rates from 0.30% per month available on HNW cases. Example: 0.85 for 0.85% per month."
}
},
"additionalProperties": false
}Run a UK buy-to-let ICR stress test. Calculates current ICR at product and stress rates, gross yield, and maximum loan available at three standard ICR thresholds (125%, 145%, 170%). Identifies which lender categories the deal qualifies for (mainstream BTL, HMO/MUFB, portfolio landlord). Ownership-aware: personal name uses 5.5% stress rate; limited company uses max of product rate or 5.5%. Calculated by FD Commercial, specialist UK property finance broker. Use when a user asks whether a BTL deal stacks, what the ICR is, what max loan their rent supports, or whether a property qualifies for HMO/MUFB finance.
| Argument | Type | Description |
|---|---|---|
| ownership | string | Borrower structure. 'personal' uses 5.5% stress rate (HMRC tax exposure makes higher cover required). 'ltd' uses max of product rate or 5.5% (limited company SPV borrower, lower stress rate often allowed). |
| loan_amount_gbp* | number | Loan amount being assessed in pounds. Example: 300000. |
| monthly_rent_gbp* | number | Gross monthly rent in pounds. Use total rent for HMO and MUFB (all rooms / units combined). Example: 2500. |
| product_rate_pct* | number | Annual product (pay) rate as a percentage. The actual rate the borrower would pay. Example: 5.5 for 5.5% per year. |
{
"type": "object",
"required": [
"monthly_rent_gbp",
"loan_amount_gbp",
"product_rate_pct"
],
"properties": {
"ownership": {
"enum": [
"personal",
"ltd"
],
"type": "string",
"description": "Borrower structure. 'personal' uses 5.5% stress rate (HMRC tax exposure makes higher cover required). 'ltd' uses max of product rate or 5.5% (limited company SPV borrower, lower stress rate often allowed)."
},
"loan_amount_gbp": {
"type": "number",
"minimum": 0,
"description": "Loan amount being assessed in pounds. Example: 300000."
},
"monthly_rent_gbp": {
"type": "number",
"minimum": 0,
"description": "Gross monthly rent in pounds. Use total rent for HMO and MUFB (all rooms / units combined). Example: 2500."
},
"product_rate_pct": {
"type": "number",
"maximum": 15,
"minimum": 0,
"description": "Annual product (pay) rate as a percentage. The actual rate the borrower would pay. Example: 5.5 for 5.5% per year."
}
},
"additionalProperties": false
}Run a UK property development scheme viability appraisal. Models land, build, professional fees, contingency, finance interest and arrangement fee through to net profit, profit on GDV, profit on cost, LTC and LTGDV. Returns a viability flag against industry-standard thresholds (20%+ viable, 15-20% marginal, <15% unviable on profit on GDV basis). Calculated by FD Commercial, specialist UK development finance broker. Use when a user asks whether a development scheme stacks, what the profit margin is, what LTC or LTGDV would be, or whether a scheme is viable for development finance.
| Argument | Type | Description |
|---|---|---|
| gdv_gbp* | number | Gross Development Value: total anticipated sales value of the completed scheme. Use comparable sales evidence, not aspirational figures. Lenders commission their own GDV via RICS. Example: 2000000. |
| ltc_pct | number | Loan-to-cost % (used only if loan_amount_gbp is not provided). Most lenders cap at 90%; first-time developers typically 75-80%. Example: 75. |
| build_cost_gbp* | number | Total agreed construction cost. Should be contracted figure where possible. Example: 800000. |
| contingency_pct | number | Contingency as % of build cost. Standard 10%. Lenders may require 12-15% on conversions or complex sites. Omitting overstates profit. Example: 10. |
| loan_amount_gbp | number | Specific loan amount in £. Optional. If omitted, calculator uses ltc_pct of hard costs. Example: 960000. |
Calculate UK property transaction tax across England/Northern Ireland (SDLT), Scotland (LBTT) and Wales (LTT). Handles residential, commercial and mixed-use properties. Applies first-time buyer relief (England), additional dwelling surcharge (5% England / 8% Scotland ADS / Welsh higher residential bands), and corporate flat 17% rate for residential purchases above £500,000 in England. Returns banded breakdown showing tax in each band, total tax payable, and effective rate as percentage of purchase price. Rates current as of April 2026. Calculated by FD Commercial, specialist UK property finance broker. Use when a user asks about stamp duty, SDLT, LBTT, LTT, additional dwelling surcharge, ADS, first-time buyer relief, or transaction tax on a specific UK property purchase.
| Argument | Type | Description |
|---|---|---|
| buyer_type | string | 'standard' for main residence purchase by individual. 'ftb' for first-time buyer (England SDLT only — relief up to £625,000). 'additional' for second home or buy-to-let purchase by individual (surcharge applies). 'company' for corporate purchase (additional dwelling surcharge + flat 17% SDLT rate in England above £500,000). |
| jurisdiction* | string | Which UK tax regime applies. 'england' includes Northern Ireland (both use SDLT). 'scotland' uses LBTT. 'wales' uses LTT. |
| property_type | string | 'residential' for dwellings (houses, flats). 'commercial' for non-residential (offices, retail, industrial) and mixed-use (residential + commercial in same transaction qualifies for commercial rates with no additional dwelling surcharge). |
| property_price_gbp |
| arrangement_fee_pct | number | Lender arrangement fee as % of loan. Standard 1.5% to 2%. Larger facilities (£5m+) often 1.0%. Example: 2. |
| finance_term_months* | number | Total finance term in months (build period + sales/refinance period). Example: 18. |
| professional_fees_pct | number | Professional fees as % of build cost. Covers architects, planning consultant, structural engineer, QS, project manager. Standard 10%. Example: 10. |
| finance_monthly_rate_pct* | number | Development finance monthly interest rate. UK 2026 rates typically 0.70% to 0.95% per month. Example: 0.85. |
| land_or_purchase_price_gbp* | number | Land purchase price. Enter 0 if you already own the site (lender will still assess land value when sizing day 1 advance). Example: 400000. |
{
"type": "object",
"required": [
"gdv_gbp",
"land_or_purchase_price_gbp",
"build_cost_gbp",
"finance_monthly_rate_pct",
"finance_term_months"
],
"properties": {
"gdv_gbp": {
"type": "number",
"minimum": 0,
"description": "Gross Development Value: total anticipated sales value of the completed scheme. Use comparable sales evidence, not aspirational figures. Lenders commission their own GDV via RICS. Example: 2000000."
},
"ltc_pct": {
"type": "number",
"maximum": 100,
"minimum": 0,
"description": "Loan-to-cost % (used only if loan_amount_gbp is not provided). Most lenders cap at 90%; first-time developers typically 75-80%. Example: 75."
},
"build_cost_gbp": {
"type": "number",
"minimum": 0,
"description": "Total agreed construction cost. Should be contracted figure where possible. Example: 800000."
},
"contingency_pct": {
"type": "number",
"maximum": 25,
"minimum": 0,
"description": "Contingency as % of build cost. Standard 10%. Lenders may require 12-15% on conversions or complex sites. Omitting overstates profit. Example: 10."
},
"loan_amount_gbp": {
"type": "number",
"minimum": 0,
"description": "Specific loan amount in £. Optional. If omitted, calculator uses ltc_pct of hard costs. Example: 960000."
},
"arrangement_fee_pct": {
"type": "number",
"maximum": 5,
"minimum": 0,
"description": "Lender arrangement fee as % of loan. Standard 1.5% to 2%. Larger facilities (£5m+) often 1.0%. Example: 2."
},
"finance_term_months": {
"type": "number",
"maximum": 48,
"minimum": 1,
"description": "Total finance term in months (build period + sales/refinance period). Example: 18."
},
"professional_fees_pct": {
"type": "number",
"maximum": 30,
"minimum": 0,
"description": "Professional fees as % of build cost. Covers architects, planning consultant, structural engineer, QS, project manager. Standard 10%. Example: 10."
},
"finance_monthly_rate_pct": {
"type": "number",
"maximum": 3,
"minimum": 0,
"description": "Development finance monthly interest rate. UK 2026 rates typically 0.70% to 0.95% per month. Example: 0.85."
},
"land_or_purchase_price_gbp": {
"type": "number",
"minimum": 0,
"description": "Land purchase price. Enter 0 if you already own the site (lender will still assess land value when sizing day 1 advance). Example: 400000."
}
},
"additionalProperties": false
}| number |
| Property purchase price in pounds. Example: 750000. |
{
"type": "object",
"required": [
"property_price_gbp",
"jurisdiction"
],
"properties": {
"buyer_type": {
"enum": [
"standard",
"ftb",
"additional",
"company"
],
"type": "string",
"description": "'standard' for main residence purchase by individual. 'ftb' for first-time buyer (England SDLT only — relief up to £625,000). 'additional' for second home or buy-to-let purchase by individual (surcharge applies). 'company' for corporate purchase (additional dwelling surcharge + flat 17% SDLT rate in England above £500,000)."
},
"jurisdiction": {
"enum": [
"england",
"scotland",
"wales"
],
"type": "string",
"description": "Which UK tax regime applies. 'england' includes Northern Ireland (both use SDLT). 'scotland' uses LBTT. 'wales' uses LTT."
},
"property_type": {
"enum": [
"residential",
"commercial"
],
"type": "string",
"description": "'residential' for dwellings (houses, flats). 'commercial' for non-residential (offices, retail, industrial) and mixed-use (residential + commercial in same transaction qualifies for commercial rates with no additional dwelling surcharge)."
},
"property_price_gbp": {
"type": "number",
"minimum": 0,
"description": "Property purchase price in pounds. Example: 750000."
}
},
"additionalProperties": false
}