Invest & Fund
A marketplace development lender backed by a £47.5m Homes England facility, writing £250k to £5m to residential developers in England and Wales, with a site visit before every credit decision.
What they do
Invest & Fund funds residential development and bridging through a platform of more than five hundred individual and institutional lenders, alongside a revolving facility from Homes England extended to 2030. Field-based development directors meet every developer and visit every site before a case goes to credit. Loans run from £250k to £5m, with the Homes England tranche capped at £4m and priced under that programme at a capped margin over base. Schemes must comprise at least two homes.
Where they fit in a lower-mid-market raise
Government-backed funding for small residential developers is scarce, and this is one of the few routes to it. The site visit before credit approval is not a formality: for a developer whose scheme is better than its paperwork suggests, a lender that turns up in person reaches a different answer.
Where they are not the fit
Facilities cap at £5m and lower under the Homes England line, so only the bottom of a £3–15m requirement is served. Lending is residential-only in England and Wales, with no commercial, semi-commercial or non-property appetite. Borrower pricing is not published.
Published terms
- Pricing
- Not publicly disclosed for borrowers. Investor returns cited at 6.5-7.5% pa (2021 data). A 2022 Homes England capped-rate product was priced at 6.65% plus Bank of England base rate, capped at drawdown
- Speed to terms
- Not published
- Sponsored or sponsorless
- No evidence of sponsor-backed deal appetite
- Where they lend
- England and Wales only. No Scotland or Northern Ireland
- How they decide
- Field-based Directors of Development Finance (DDFs) meet every developer and visit every site before credit approval; broker and direct borrower channels active
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
Invest & Fund lends through 2 separate books. Which one reads a deal decides the security, the covenant package and the band, so the question is rarely whether Invest & Fund lends, but which of these would own it.
Residential development finance
- Facility
- £250k to £5m
- Security
- First charge over residential development site; 70% max loan to gross development value, 85% max LTC (senior up to 75% LTC, junior up to 10% LTC); minimum scheme two homes
- Funds
- Growth · Refinance
- Rules out
- England & Wales only; Residential property only; Minimum two homes per scheme; Maximum loan £5m (Homes England tranche capped at £4m)
Residential bridging finance
- Facility
- £250k to £5m
- Security
- First charge over residential property; senior up to 75% LTC
- Funds
- Acquisition · Refinance
- Rules out
- England & Wales only; Residential property only
Limits that apply across the firm
Stated limits, taken from Invest & Fund’s own published criteria, beyond the ones each desk carries above. A limit is where a lender starts from, not where it always ends: several of these move on a strong enough credit.
- No appetite in commercial, out: commercial, semi-commercial or semi-commercial.
How they sit against the category
- Its published ceiling is £5m; 67 of the 75 property-backed lenders here go at least as high.
- 65 of the 75 publish an indicative price at all; it is one of them.
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 Invest & Fund write?
Published facilities run £250k to £5m. A band is what a lender states it will do, not what it will do on a given credit.
Where does Invest & Fund lend?
Invest & Fund lends in England and Wales only. No Scotland or Northern Ireland.
What does Invest & Fund lend?
The published product set is residential development finance, residential bridging finance. Published sector focus is property, real estate, residential.
On the record
2025: Homes England Lending Alliance expanded to £47.5m revolving fund, development loans up to £4m at 70% LTGDV / 85% LTC, extended to March 2030.
Sources: investandfund.com
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.