Property type: Industrial
Industrial Property Bridging Loans Surrey
We arrange bridging finance against industrial property across Surrey, from the Slyfield Industrial Estate at Guildford and the Goldsworth Park trade units in Woking, through Salfords near Redhill and the Albury Industrial Estate, to the M25 corridor distribution stock and the Heathrow-proximate units around Staines, Egham and Sunbury. Loan sizes run £200,000 to £15 million, terms from 1 to 24 months, completions in 7 to 21 days. Surrey carries limited heavy industrial stock; pricing for the light-industrial and trade-counter market sits 0.75% to 1.15% per month for clean cases and 1.15% to 1.4% for vacant or specialist units.
- Decisions in hours
- Completion in days
- £100k to £25m
- Surrey specialists
Surrey · Surrey
Bridge to your next move.
The asset class
What industrial property looks like in Surrey.
Industrial stock across Surrey is materially lighter than equivalent counties in the Midlands or the North. There is no heavy manufacturing base; the dominant pattern is light-industrial, trade-counter and logistics units rather than steelwork or large-format manufacturing. Slyfield Industrial Estate in Guildford carries trade-counter, workshop and small light-industrial units serving the GU postcodes. Goldsworth Park and the surrounding trade estates in Woking serve the central county. Salfords, near Redhill, anchors the eastern industrial belt in the RH1 catchment. The Albury Industrial Estate near the Surrey Hills provides smaller workshop and storage stock. Along the M25 corridor between Junctions 9, 10 and 11, distribution units serve the wider South East England logistics network. The Heathrow-proximity stock around Staines-upon-Thames, Egham and Sunbury is the heaviest-trafficked sub-market in the county, with air-freight forwarders, parcel-delivery operators and logistics-and-customs businesses occupying space close to the M25 Junction 13 to 15 belt. Industrial yields across Surrey have held firm through the recent cycle, with rental tone supported by the absence of heavy-industrial alternative supply.
Use cases
Bridging use cases for industrial assets.
Industrial bridging cases across Surrey run across five repeat patterns. The first is auction purchase of single-let or vacant units, typically £400,000 to £2 million, with completion against the 28-day clock. The second is investment-purchase of multi-let trade-counter estates where the buyer plans a refurbishment, a rent review programme and a refinance to term commercial debt. The third is capital raise against an unencumbered industrial freehold, often held by an owner-occupier business that needs short-term liquidity for working capital or for a separate property deposit. The fourth is purchase of poorly-let or part-vacant secondary stock with a clear lease-up plan, where the bridge funds the gap between purchase and stabilised income. The fifth is refurbishment-and-re-let cases where a tired unit is brought up to current EPC and specification before re-letting and refinance. Across all five, lenders care about the unit's letting prospects, the local rental tone, and the realism of the refinance exit at stabilised income.
Surrey context
Industrial Demand from Slyfield Guildford to the M25 and Heathrow Corridor
Industrial demand across Surrey is structurally underpinned by three drivers. First, the M25 corridor running west to east across the north of the county carries distribution and logistics demand serving Greater London and the wider South East England network; Junctions 9 at Leatherhead, 10 at Wisley, 11 at Chertsey and 12 at Thorpe all anchor mini-clusters of distribution stock. Second, Heathrow proximity drives air-freight, parcel and customs-logistics demand into the Staines, Egham and Sunbury catchments along the M25 Junction 13 to 15 fringe; this is the densest concentration of industrial occupation in the county. Third, the Slyfield estate at Guildford, the Goldsworth Park and Lyon Way trade estates at Woking, Salfords near Redhill and the smaller estates at Albury, Cranleigh and Frimley serve local trade and light-industrial demand across the GU and RH postcodes. The county has limited heavy industrial stock; what there is concentrates in the older estates around Camberley and the post-war units at Walton-on-Thames and Addlestone. Across South East England, the Surrey industrial picture is firmer than equivalent stock in Kent or East Sussex on rental tone and yield, reflecting Heathrow proximity and the consistent M25 logistics demand. Bridging lenders read this geography confidently.
Valuation and lenders
Valuation and lender considerations.
Industrial valuations come back on rent-and-yield for tenanted investments, vacant possession value for empty units, and on a sterling-per-square-foot comparable basis where the asset is small or specialist. LTV caps sit at 65% to 75% on tenanted investments, 60% to 70% on vacant stock, and 65% on owner-occupied capital-raise cases. LendInvest, Octopus Real Estate and United Trust Bank all take industrial on bridging across Surrey, with Shawbrook, Allica Bank and Aldermore more active at the larger end. Lenders increasingly ask for EPC evidence given the MEES regime; sub-E ratings need a clear remediation plan to clear.
What we arrange
What we typically arrange.
A typical Surrey industrial bridge sits at £400,000 to £3.5 million, 65% to 75% LTV, 6 to 12 months, 0.75% to 1.15% per month, arrangement fee 1.5% to 2.0%. Auction cases complete in 7 to 14 days with title insurance. Investment-purchase cases run 14 to 21 days. Refurbishment cases include a works tranche released against monitoring surveyor sign-off. Exit is typically refinance to term commercial debt, sale to an investor, or sale of vacant possession to an owner-occupier.
FAQs
Industrial bridging questions
Can we complete an industrial unit auction purchase inside the 28-day clock?
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Yes. Industrial auction completions are core to the Surrey book. With the auction pack delivered the morning after the hammer falls, we typically come back with indicative terms inside 24 hours, run the valuation and legal in parallel, and complete in 10 to 14 days using title insurance where the title has any complexity. The 28-day clock is rarely the binding constraint; the binding constraint is usually a slow surveyor or a slow buyer's solicitor.
How do bridging lenders treat EPC ratings on industrial units?
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Sub-E EPC ratings need to be addressed before the unit can be let under the MEES regime. Lenders price for the remediation cost and the timeline. For a vacant unit at F or G, the bridge often funds the refurbishment to EPC C or better as part of the works tranche. For a tenanted unit with an existing lease, the position depends on the lease length and the landlord's repair obligations. We work the EPC piece up front so it does not surprise the lender at credit committee.
What rates apply to industrial bridging across Surrey in 2026?
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Tenanted industrial investments with a recognisable covenant and a clear refinance exit price at 0.75% to 0.95% per month at 65% to 75% LTV. Vacant secondary units across Slyfield, Goldsworth Park or the M25 corridor with a credible lease-up plan price 0.95% to 1.15% per month at 60% to 70% LTV. Specialist or single-purpose industrial buildings price higher, reflecting the narrower buyer pool at exit. Arrangement fees sit at 1.5% to 2.0% across the range.
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 industrial property in Surrey or across Surrey.
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 Surrey industrial bridging specialist.
We arrange short-term finance on industrial property across Surrey and the wider South East England market. Indicative terms in 24 hours.