Property type: Holiday Let
Holiday Let Bridging Loans Brighton
We arrange bridging finance against holiday lets and short-stay property across BN1, BN2 and BN3 seafront, the Lanes, Kemptown, Brighton Marina and the wider East Sussex coastal-and-rural holiday-let market. Loan sizes run £150,000 to £2.5 million, terms 6 to 18 months, completions in 7 to 21 days. Holiday-let bridging is unregulated investment lending; pricing sits 0.8 to 1.25% per month depending on rental evidence and the credibility of the exit.
- Decisions in hours
- Completion in days
- £100k to £25m
- East Sussex specialists
The asset class
What holiday let property looks like in East Sussex.
Holiday-let property covers self-catering coastal apartments and houses, converted properties marketed through Sykes Cottages, Holiday Cottages, Airbnb and direct booking, larger holiday cottage portfolios held by single owners or small operators, and the small B&B and guesthouse stock that sits between holiday let and small-hotel. The income profile in Brighton is less seasonal than most South Coast resorts, with year-round visitor flow supporting steady occupancy across the calendar. Lenders read the rental evidence on a 12-month basis with a discount for void weeks and management costs. The asset reads as an investment property with a specialist income overlay.
Use cases
Bridging use cases for holiday let assets.
Holiday-let bridging cases in this market cluster around four patterns. The first is purchase of a coastal apartment or house with the intention of marketing as a short-let, where the bridge funds the purchase plus a refurbishment to short-let standard, with the exit to a specialist holiday-let BTL mortgage once the rental evidence is established. The second is refurbishment-and-reposition cases where an existing holiday let is bought and upgraded to a higher rate band, with the exit to refinance at stabilised income. The third is capital raise against an unencumbered holiday-let portfolio held by an established operator, often to fund the deposit for the next acquisition. The fourth is conversion plays where a former office, mixed-use or even retail building is bought and converted to multiple holiday-let units, with the bridge funding the purchase plus the works. Lenders care about location, rental evidence, the operator's track record and the realism of the holiday-let BTL refinance exit.
Brighton context
Holiday-Let Demand from BN1 Seafront to the East Sussex Coast
Brighton holiday-let demand sits on a year-round tourism base that is materially stronger than most equivalent UK cities. Tourism contributes around £380 million annually to the local economy. The Brighton Palace Pier draws around 11 million visitors a year, with the Royal Pavilion, the Lanes, North Laine, the i360, Brighton Beach and the wider seafront promenade anchoring a calendar-spanning visitor flow. The seafront strip from BN1 (Hove fringe) through BN2 (Kemptown and Marina) carries a dense run of self-catering apartments and converted Regency houses, with peak short-let rates running materially ahead of the comparable resident-let market. Brighton Marina holds a contained block of waterfront short-let stock with leisure-cluster amenity. Kemptown around St James's Street holds independent food-and-beverage stock that supports overnight short-let demand. Hove BN3 along the seafront carries higher-value short-let stock for the family and quieter-weekend market. Beyond the city, the East Sussex coast carries a wider holiday-let market running east through Seaford, Eastbourne, Bexhill, Hastings and Rye, with the South Downs national park supporting a parallel rural holiday-cottage market through Lewes, Forest Row and Heathfield. Sykes Cottages, Holiday Cottages and the wider holiday-let agency network all have meaningful stock across this geography. Bridging lenders price holiday-let in the Brighton and East Sussex catchment confidently where the borrower has rental evidence from a recognised agency or a credible projection.
Valuation and lenders
Valuation and lender considerations.
Holiday-let valuations come back on a residential comparable basis for the underlying property, with the holiday-let income recognised by some lenders for stress-test purposes on the refinance exit. Bridging lenders lend on the underlying residential value rather than any holiday-let investment uplift, with LTV caps sitting at 70 to 75% on stabilised holiday lets and 65 to 70% on conversion or refurbishment cases. MT Finance, Octane Capital, Roma Finance, LendInvest, Hope Capital, Octopus Real Estate, Together and United Trust Bank all take holiday-let bridging. Specialist holiday-let BTL lenders for the refinance exit include Cumberland Building Society, Furness Building Society, Hodge and the dedicated holiday-let products at Precise Mortgages and Kent Reliance.
What we arrange
What we typically arrange.
A typical holiday-let bridge sits at £250,000 to £900,000, 70 to 75% LTV, 6 to 12 months term, 0.85 to 1.15% per month, arrangement fee 1.5 to 2%. Refurbishment cases include a works tranche. Exit is to specialist holiday-let BTL refinance, sale to an investor, or roll-up into a larger portfolio refinance. We work with holiday-let-specialist BTL brokers to package the refinance alongside the bridge so the exit is committed before drawdown.
FAQs
Holiday Let bridging questions
Can we bridge a holiday-let purchase on the Brighton seafront?
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Yes. BN1 and BN2 seafront holiday lets are a regular part of the book given the year-round Brighton visitor economy and the strong short-let agency network. Lenders typically lend on underlying residential value at 70 to 75% LTV, with the holiday-let income recognised on the refinance exit rather than the bridge itself. Refurbishment to current short-let standard, including kitchen, bathrooms, soft furnishings and EPC works, is funded through the works tranche. Exit to specialist holiday-let BTL at 9 to 12 months is the usual route.
How do BTL lenders treat holiday-let income on refinance after a bridge?
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Specialist holiday-let BTL lenders recognise holiday-let income for stress-test purposes, typically requiring 12 months of trading evidence or a recognised agency projection. The exact rental cover and stress test varies by lender. We sequence the bridge so that by month 9 to 12 the trading evidence supports the refinance test cleanly. Where evidence is shorter, the lender pool narrows and the rate moves up, but the refinance is still achievable on the right asset.
What rate range applies to holiday-let bridging across the East Sussex coast?
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Stabilised holiday lets with strong rental evidence and a clear refinance exit price at 0.8 to 0.95% per month at 70 to 75% LTV. Refurbishment and conversion cases price 0.95 to 1.2% per month at 65 to 70% LTV. Arrangement fees are 1.5 to 2%. The Brighton year-round visitor economy gives BN1 and BN2 short-let stock a softer pricing profile than locations with a tighter seasonality pattern, reflecting the rental-cover comfort the refinance exit will need to demonstrate.
Tell us about the deal
Indicative terms within 24 hours.
A short triage call, then a sized indicative offer against a named lender for your holiday let property in Brighton or across East Sussex.
Regulated bridging on owner-occupied residential property falls under FCA regulation. Unregulated bridging on commercial and investment property does not. We are not directly regulated by the Financial Conduct Authority, and we introduce regulated cases to authorised partners who carry out the regulated activity.
Next step
Talk to a Brighton holiday let bridging specialist.
We arrange short-term finance on holiday let property across Brighton, the Brighton and Hove unitary authority and the wider East Sussex market. Indicative terms in 24 hours.