West One Loans
One of the largest specialist property lenders in the UK, originating around £1.75bn a year across bridging, development, buy-to-let and commercial mortgages, from £75k to £30m.
What they do
West One is part of the Enra group, majority-owned by Elliott since 2022, funded through its own residential mortgage securitisation programme and a £500m bridging facility from JP Morgan. Bridging is priced from 0.75 per cent a month on residential first charges up to around 1.10 on land, with no early repayment charges, alongside senior development finance, buy-to-let mortgages from around 3.69 per cent fixed and commercial mortgages. Development drawdowns are released against monitoring surveyor reports. Typical bridging completes in about two weeks, and a £15.75m Chelsea facility closed in eleven working days.
Where they fit in a lower-mid-market raise
Scale is the argument: a lender originating close to £2bn a year has the capacity and the process to fund a £3–15m property requirement without it being an exception, and it can cover bridging, development and the term mortgage that follows. Bridging extends to mainland Scotland.
Where they are not the fit
Development finance is England and Wales only and requires at least two prior completed schemes and full planning at completion. Leverage caps at 75 per cent, lower on land, and commercial cases are limited by the residential proportion. Standard portfolio exposure caps around £12m. There is no earnings-based lending.
Published terms
- Pricing
- Bridging from 0.75%/month (resi 1st charge) to ~1.10%/month (land), no ERCs. BTL 2yr fixed from ~3.69% or 5yr from ~4.39% (ltd-edition from 2.99%)
- Speed to terms
- Fast: typical bridging completion ~2 weeks from enquiry; completed a £15.75m Chelsea bridge in 11 working days (Oct 2025)
- Sponsored or sponsorless
- Sponsorless - property developers/investors/HNW borrowers, not private-equity sponsor cash-flow deals; corporate only where property-secured
- Where they lend
- Bridging England, Wales, mainland Scotland; development finance England & Wales only (Scotland excluded)
- How they decide
- In-house delegated underwriting. Authority is delegated below committee on at least part of the book
- 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
West One Loans lends through 4 separate books. Which one reads a deal decides the security, the covenant package and the band, so the question is rarely whether West One Loans lends, but which of these would own it.
Bridging finance (1st/2nd charge)
- Facility
- £75k to £30m
- Security
- Fixed charge
- Funds
- Growth · Refinance
- Rules out
- Non-property-secured lending; Land above 50% loan to value; Commercial where residential element >50% of sq ft
Senior development finance (1st charge)
- Facility
- £1m to £30m
- Security
- Fixed charge (first charge over development site; developer equity at start)
- Funds
- Growth
- Rules out
- Scotland (development England & Wales only); Fewer than 2 prior completed developments; Commercial aspect >35% of value; No full planning at completion
Buy-to-let mortgages
- Facility
- up to £15m
- Security
- Fixed charge
- Funds
- Growth · Refinance
- Rules out
- Max loan to value 75%; Portfolio cap ~£12m (standard); £15m via Bespoke team
Commercial mortgages
- Security
- Fixed charge
- Funds
- Growth · Refinance
- Rules out
- Max 65% loan to value on vacant possession value
Limits that apply across the firm
Stated limits, taken from West One Loans’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 football clubs, operating care homes or places of worship
How they sit against the category
- Its published ceiling is £30m; 22 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.
- It lends through 4 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 West One Loans write?
Published facilities reach £30m, 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.
How quickly does West One Loans move?
Fast: typical bridging completion ~2 weeks from enquiry; completed a £15.75m Chelsea bridge in 11 working days (Oct 2025). Published timetables describe a clean case; anything unusual in the security or the structure adds to them.
Does West One Loans lend to search funds or ETA buyers?
Not on the published evidence. West One Loans 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.
On the record
October 2025: Completed £15.75m bridging loan on super-prime Chelsea property in 11 working days (Enra news.
February 2025: Enra (parent) completed £320m Elstree 2025-1 securitisation of 1st-charge + BTL mortgages, West One's 6th (The Intermediary.
August 2025: Four appointments to short-term division; bridging + development teams expanded (Mortgage Solutions.
August 2026: Further appointments to short-term bridging division (Mortgage Solutions.
Sources: westoneloans.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.