Fiduciam
A pension-fund-owned lender writing £1m to £35m secured on real estate, including business bridges to trading companies, across the UK and seven European countries.
What they do
Fiduciam is owned by pension funds and deploys around £200m a year through a team of about sixty, with in-house credit and a specialist development unit. Its distinguishing product is the business bridge: a working capital or opportunity loan to a trading company secured on its property, at up to 70 per cent of vacant possession value or 60 per cent of operating value, alongside conventional bridging, refurbishment and ground-up development. Pricing starts around 0.87 per cent a month, development from roughly nine per cent a year, with decisions in five to fifteen business days. Lending covers the UK, including Northern Ireland, and Ireland, Spain, the Netherlands, Germany, France, Belgium and Switzerland.
Where they fit in a lower-mid-market raise
Most bridging lenders will only fund a property transaction. This one will lend to an operating business against its own premises for a purpose that has nothing to do with property, which is exactly the gap a trading company falls into when a bank declines and the asset is a building rather than a debtor book. Cross-border security is another rarity, useful where a group's assets sit in more than one country.
Where they are not the fit
Real estate or hard asset security is required in every case, and regulated owner-occupier bridging is excluded. Tickets below £250k are outside the range, and same-day completion is not offered. A borrower with no property to pledge, or no development track record for a scheme, will not be funded.
Published terms
- Pricing
- From 0.87% pcm (~10.4% p.a.) on current Our Loans page; fixed development rates from ~9.09% after May 2025 cut (UK dev ~9.94%); some broker/aggregator pages cite 0.69-0.77% pcm for strongest cases.
- Speed to terms
- 5-15 business days to decision
- Sponsored or sponsorless
- Corporate/entrepreneur direct - owner-operators, developers and trading SMEs, not private equity sponsors; accepts non-UK-domiciled borrowers and trust structures
- Where they lend
- UK-wide (Northern Ireland and Midlands historically significant) plus Ireland, Spain, Netherlands, Germany, France, Belgium, Switzerland; cross-border with European asset security
- How they decide
- In-house credit with specialist development team; ~60 professionals; institutional/pension-fund balance sheet; relationship-led ('requires a real conversation, not a rate sheet')
- Personal guarantee
- Typically required
As published by the lender and last reviewed August 2026. Terms quoted on a deal are set by the credit, not by a published band.
The desks that lend
Fiduciam lends through 3 separate books. Which one reads a deal decides the security, the covenant package and the band, so the question is rarely whether Fiduciam lends, but which of these would own it.
Business bridge (trading-business secured loan)
- Facility
- £1m to £35m
- Security
- First legal charge over property + debenture + PG from principal beneficiaries; can also take machinery/IP/inventory
- Funds
- Acquisition · Growth · Refinance
- Rules out
- No property/real-asset security; Regulated owner-occupier bridging; Sub-£250k ticket; Same-day completion required
Bridging & refurbishment (heavy/light + permitted development)
- Facility
- £1m to £25m
- Security
- First legal mortgage over property; debenture + PG for corporates; up to 70% loan to value
- Funds
- Growth · Refinance
- Rules out
- No property security; Regulated owner-occupier bridging
Ground-up development finance
- Facility
- £1m to £25m
- Security
- First legal charge over site + debenture + PG; up to ~90% loan-to-cost (London programme)
- Funds
- Growth
- Rules out
- No development track record in any property discipline; No property security
How they sit against the category
- Its published ceiling of £35m is among the 16 highest of the 75 property-backed lenders here.
- 65 of the 75 publish an indicative price at all; it is one of them.
- It lends through 3 distinct desks, where most firms here run one or two.
Counted across the 75 property-backed lenders in this directory, on what each one publishes. What a lender discloses and what it will do are different things.
Questions this page answers
How large a facility does Fiduciam write?
Published facilities run £1m to £35m. A band is what a lender states it will do, not what it will do on a given credit.
Does Fiduciam require a personal guarantee?
On Fiduciam's published terms, a personal guarantee is typically required. What a lender asks for on a given credit is settled in the documents, not by a published stance.
How quickly does Fiduciam move?
5-15 business days to decision. Published timetables describe a clean case; anything unusual in the security or the structure adds to them.
On the record
May 2025: cut bridging and development rates by up to 1.95% across UK, Ireland, Spain, Germany; fixed rates from 9.09%, UK development from ~9.94% (fiduciam.co.uk / theintermediary.co.uk.
2026: (~April): allocated a further £100m for London real estate lending (acquisitions and asset transformations, up to ~90% LTC, from ~0.77% pcm) (financialreporter.co.uk.
Sources: fiduciam.co.uk · theintermediary.co.uk · financialreporter.co.uk · fundbiz.co.uk · smebridgingfinance.co.uk · bridgingandcommercial.co.uk
This profile is a curated reference note drawn from public sources, not financial advice or a recommendation. Appetite and terms change; a lender's fit for a given credit is established by approaching it, not inferred from a page.