Bridging finance to settle on time while your sale completes.
- Short-term funding to settle a purchase before your sale completes
- Loans from $100K to $10M, secured against property you already hold
- Property owners, business owners, and self-employed borrowers with equity
- A settlement date that has moved is workable
- Full-doc (tax returns) through to no-doc, assessed on equity and a credible exit
You have found the property, or you have committed to a purchase, and the funds you were counting on are still tied up in something you have not sold yet. Bridging finance covers that overlap. It is short-term funding secured against property, taken out with a clear exit in mind: a sale completing, a refinance settling, or a project finishing. Because it is assessed on the security and the exit rather than on a long income history, it can be arranged quickly. Joseph Farhat and his team will tell you honestly and quickly what is achievable for your situation.
Who we can help access finance
- Investors and business owners who need to settle a purchase before an existing investment or commercial property sells.
- Businesses buying premises or land where the timing of the purchase and the funding do not line up.
- Owners whose settlement date has moved and who need to complete on the original contract.
- Borrowers refinancing where the incoming facility will not be ready in time for the deadline.
- Developers who need to settle on a site while the construction facility is still being documented.
- Self-employed borrowers and ABN holders with strong equity but income documentation that takes time to assemble.
- Anyone facing extra interest or the risk of losing the contract if they settle late.
How Bridging Finance Works
A bridging loan is secured against property, either the one you are buying, the one you are selling, or both. The lender assesses the equity available and, critically, how the loan will be repaid. The exit is the most important part of the application. Interest is often capitalised, meaning it is added to the loan balance rather than paid monthly, which keeps your cash flow free during the bridge. Terms usually run from 1 to 24 months and the loan is repaid in full at the exit event. Joseph Farhat and his team review your security, your timeframe, and your exit, match the scenario to the right lender from the 90+ panel, and manage the application through to settlement.
What Lenders Assess for Bridging Finance
The exit
how and when the loan gets repaid is the single most important part of the application. A signed contract of sale is far stronger than an intention to list.
Equity available
lenders assess the total debt against the value of the security, including any existing mortgage, commonly up to 75% to 80%.
Security type and location
standard residential and commercial property in metro areas is straightforward. Rural, specialised, and single-purpose security narrows the lender list.
Timeframe realism
if the exit depends on a sale, the lender wants a term with room in it. A bridge set to the most optimistic timeline is a bridge that needs extending.
Capacity during the bridge
even where interest is capitalised, lenders want to see the position is sustainable if the exit takes longer than planned.
Valuation
most lenders require a valuation, and how quickly one can be booked is often what actually sets your settlement date.
Existing mortgage
where the bridge sits behind a first mortgage, the incoming lender may need the first mortgagee to consent.
The Bridging Finance Process: What to Expect
- Talk to Joseph Farhat and his team about the deadline, the security, and how the loan will be repaid. You will get an honest read on what is achievable before you apply anywhere.
- Provide the basics: the contract or settlement notice, details of the security property and any existing mortgage, and evidence supporting the exit.
- We match your scenario to the lenders on the panel most likely to fund it inside your timeframe. Every application is recorded as an enquiry on your credit file, which matters more than usual when a settlement date is fixed.
- The lender issues an approval setting out the rate, term, fees, exit conditions and loan-to-value ratio (LVR), the loan as a share of the property's value, and a valuation is ordered. We go through the terms with you, including the total cost if the bridge runs its full term, before you sign anything.
- The loan settles in time for your deadline. When the exit event happens, the loan is repaid in full and the security is released.
Indicative Finance Options
| Lender Type | Indicative Rate | Max LVR | Typical Loan Range | Loan Term | Speed to Funding |
|---|---|---|---|---|---|
| Bank | From ~7.5% p.a. | Up to 80% | $100K to $5M | 6 to 12 months | 3 to 6 weeks |
| Non-Bank Lenders | From ~9.5% p.a. | Up to 75% | $100K to $10M | 1 to 24 months | Within 2 business days |
| Private Finance | From ~1.2% per month | Up to 80% | $100K to $10M | 1 to 24 months | Available for unique scenarios |
Indicative figures only. Actual rates and terms depend on your project, financial position, property location, and lender assessment at the time of application. Rates are subject to change.
Why borrowers choose Settled With Joe for bridging finance
We represent you, not the lender
Joseph Farhat and his team act in your interest from the first conversation through to settlement.
Deadlines are the whole product
a bridging loan that settles a week late has failed, so we work backwards from your settlement date and tell you early if it is not achievable.
We know who actually moves fast
advertised turnaround times and real ones are different things, and we know which lenders hold up under a fixed settlement date.
Valuations set the timeline more than credit does
we factor that in from day one rather than discovering it in week two.
One conversation, not five applications
each application costs you days you do not have, and each credit enquiry is recorded on your file.
90+ lenders on one panel
bank, non-bank, and specialist, so a well-prepared file with time on it can go to a bank at a sharper rate, and there are still options when the deadline is days away.
Honest about the exit
if the exit is not credible we will say so, because an extension on a bridging loan is expensive.
Private finance for unique scenarios
where bank and non-bank lenders are not the right fit, we can introduce you to private finance options.
Usually no direct cost to you
as a broker we are typically paid by the lender on settlement.
An honest answer early
if settlement is this month, tell us early and we will tell you what is realistically achievable.
Frequently asked questions
What is 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.
How fast can bridging finance be arranged?
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.
How much can I borrow with bridging finance?
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.
What happens if my property does not sell in time?
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.
Do I have to make repayments during the bridge?
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.
Can I get bridging finance with low-doc or no-doc?
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.
Do you work with borrowers with bad credit?
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. 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.
What does bridging finance cost?
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.
Why work with Settled With Joe to arrange your bridging finance?
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.
Do you give financial advice?
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.
Do you help with bridging finance outside Sydney?
Yes. Settled With Joe is based in Sydney and 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.
