Urgent Bridging Finance

Bridging finance is a short-term loan secured against property, used to cover the gap between needing funds and receiving them. The most common use is settling on a purchase before an existing property sells, but it also covers refinances that will not complete in time and business purchases with a fixed settlement date. The loan is repaid in full at an agreed exit event rather than amortised over years, and terms typically run from 1 to 24 months.

Non-bank and specialist lenders can often fund within 2 business days where the security is standard and the exit is clear. Bank bridging typically takes 3 to 6 weeks. The practical constraint is usually the valuation rather than the credit assessment. If you have a fixed settlement date, say so at the first conversation. Joseph Farhat and his team will identify the fastest appropriate lender on the panel and manage the process to keep it moving.

It depends on the equity in the security property. Lenders assess total debt against value, including any existing mortgage, commonly up to 75% to 80%. That typically puts bridging loans in the $100,000 to $10,000,000 range, and higher where the security supports it. Where you are bridging between two properties, some lenders will assess against the combined value. Joseph Farhat and his team will review your position and give you an indicative range before you apply.

This is the risk to plan for at the start, not to discover later. Most lenders will consider an extension, though it carries additional fees and the interest keeps accruing on a balance that is usually capitalising. That is why we push for a term with genuine room in it rather than one set to the most optimistic sale date, and why we will tell you honestly if we think the exit timeline is too tight. If the position changes during the bridge, call us early rather than late.

Often not. Many bridging loans capitalise the interest, meaning it is added to the loan balance and settled in full at the exit rather than paid monthly. That keeps your cash flow free while you are carrying two properties or waiting on a sale. The trade-off is that the balance grows, so the longer the bridge runs the more it costs. Some lenders offer serviced options at a lower rate where you can meet monthly payments. We will price both.

Often, yes. Bridging lenders assess the security and the exit rather than full income documentation, so low-doc and no-doc scenarios are common on this product. What matters most is clear equity and a credible, evidenced exit. Bank bridging generally requires full income documentation and prices better in return, so the trade-off is documentation against cost and speed. Joseph Farhat and his team will lay out both paths.

Yes, we do. Defaults, arrears, or a judgment on your file do not rule you out of bridging finance, and it is not something we will make you feel awkward about. Most people carrying a listing picked it up during a difficult stretch, and it says little about the equity you hold today. Bridging lenders weigh the security and the exit far more heavily than the credit file, and will usually price for the risk rather than decline it. What helps most is telling us early so we approach the right lender first instead of adding enquiries to your file. Joseph Farhat and his team will tell you honestly what is achievable before you apply anywhere.

Bank bridging starts from around 7.5% per annum. Non-bank bridging starts from around 9.5% per annum, and private options are quoted monthly, from around 1.2% per month. Expect establishment fees, legal and valuation costs, and in some cases an exit fee. Because the term is short and interest often capitalises, the total cost depends heavily on how long the bridge actually runs. Joseph Farhat and his team will set out the indicative rate, fees, and total cost at both your expected and your worst-case timeline before you proceed.

Because you get one conversation instead of a round of applications, at a point where the calendar is the whole problem. Most of the people we help with bridging finance are self-employed business owners, company directors, and property owners working to something fixed: a settlement date that cannot move, a purchase that has to complete before a sale, or a facility reaching expiry. Those situations are not unusual to us and there is no judgement in the conversation. What matters is the equity in your security and a credible exit. Turnaround times vary enormously between lenders on this product, and knowing which ones genuinely settle inside a week is the difference between completing and losing your deposit. Our panel covers 90+ bank, non-bank, and specialist lenders. We are based in Sydney and work with borrowers Australia-wide. Joseph Farhat and his team will tell you honestly and early whether we can help and what is realistically achievable in your timeframe.

No. We do not guide you on your finances, nor give financial advice. We focus on outcomes and solutions of presenting your unique scenario to the right lender so you can access funding in a timely and compliant manner.

Yes. Settled With Joe is based in Sydney but arranges bridging finance Australia-wide, covering both metro and regional areas. We work with clients in Sydney, Melbourne, Brisbane, Perth, Adelaide, and Canberra, as well as regional areas including Newcastle, Wollongong, Geelong, Gold Coast, Sunshine Coast, and Toowoomba. Lender appetite and valuation turnaround can vary by location, particularly for rural and specialised security. Joseph Farhat and his team will identify which lenders on the panel are the best fit for your property and timeframe.