Proplend
A marketplace lender funding commercial mortgages and bridging of £150k to £5m against income-producing property in England and Wales, with loans tranched by loan to value.
What they do
Proplend originates, underwrites and prices loans in house with a team of around seventeen, then distributes them to retail and institutional investors through its platform, including tax-wrapped and pension accounts. Every loan takes a first charge over commercial investment property, and each is split into tranches by leverage: the lowest to half of value, then to 65 per cent, then to 75 per cent, priced accordingly. Terms are quoted in days and funding follows in weeks. A borrower arrangement fee of around two per cent is deducted at drawdown.
Where they fit in a lower-mid-market raise
For a company that owns tenanted commercial property, this is a straightforward route to a term mortgage or a bridge at a size the clearing banks increasingly treat as too small to bother with. The tranche structure means a conservative borrower is not subsidising a leveraged one, and the in-house credit team makes for a direct conversation.
Where they are not the fit
Non-income-producing property does not qualify for the term product, and there is no unsecured or cashflow lending of any kind. Commercial mortgages are limited to England and Wales. Facility sizes sit at or below the middle of a £3–15m raise, so this is a component rather than a whole structure.
Published terms
- Pricing
- Not covenant/margin-published for borrowers. Investor-side historical avg post-fee returns: Tranche A ~6.05%, B ~7.87%, C ~9.81%. Lender arrangement fee typically 2% of loan, deducted at drawdown
- Speed to terms
- Not published
- Sponsored or sponsorless
- Sponsorless or corporate - commercial property investors (Ltd cos & LLPs, SPVs); not private equity-buyout lending
- Where they lend
- England & Wales only for commercial mortgages; HQ Richmond upon Thames
- How they decide
- In-house origination, DD, credit and rate-setting by small team (~17); Head of Credit Theo Theodosiadis; loans then distributed to retail + institutional platform lenders. Delegated in-house credit. Authority is delegated below committee on at least part of the book
- Personal guarantee
- Typically required
- Search funds and ETA
- No published route for search-fund or first-time acquirer borrowers
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
Proplend 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 Proplend lends, but which of these would own it.
Commercial term mortgage (ltv-tranched)
- Facility
- £250k to £2.5m
- Security
- First legal charge over CRE (+ debenture & PG where SPV borrower)
- Funds
- Growth · Refinance
- Rules out
- Non-income-producing property (term); No CRE first-charge security; Cashflow-only lending
Commercial bridging loan
- Facility
- £150k to £5m
- Security
- First legal charge over CRE (+ debenture & PG where SPV borrower)
- Funds
- Acquisition · Growth · Refinance
- Rules out
- No CRE first-charge security; Term >18 months on bridge
How they sit against the category
- Its published ceiling of £5m is among the 3 highest of the 5 platform lenders here.
Counted across the 5 platform & marketplace 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 Proplend write?
Published facilities reach £5m, and the bottom of the published range is small-ticket business rather than a corporate facility. A band is what a lender states it will do, not what it will do on a given credit.
Does Proplend require a personal guarantee?
On Proplend'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.
Does Proplend lend to search funds or ETA buyers?
Not on the published evidence. Proplend publishes no route for search-fund or first-time acquirer borrowers. A searcher's route to a lender usually runs through the quality of the target and the equity behind it.
Does Proplend lend to companies without a private-equity sponsor?
Yes. Proplend lends to owner-managed and corporate borrowers, and publishes no private-equity sponsor proposition.
Where does Proplend lend?
England & Wales only for commercial mortgages; HQ Richmond upon Thames.
What does Proplend lend?
The published product set is commercial term mortgage, commercial bridging loan. Published sector focus is commercial investment property, income-producing commercial investment property.
On the record
October 2023: Passed £200m cumulative funding milestone across 226 loans (alternativecreditinvestor.com / company profiles.
2024: Dedicated institutional programme live — institutions deploy directly into CRE debt marketplace via bespoke lending programmes; no single named forward-flow/institutional line publicly disclosed (proplend.com/institutional.
Sources: proplend.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.