Property type: Industrial
Industrial Property Bridging Loans Dorset
We arrange bridging finance against industrial property across Holton Heath, the Ferndown industrial estates, the Hurn airport fringe, the BH15 Poole portside trade belt, the Christchurch Airfield estate and the wider Dorset industrial market. Loan sizes run £200,000 to £15 million, terms from 1 to 24 months, completions in 7 to 21 days. Industrial bridging is one of the strongest-performing parts of the BCP and Dorset bridging book; pricing sits 0.7 to 1.1% per month for clean cases and 1.1 to 1.4% for vacant or specialist units.
- Decisions in hours
- Completion in days
- £100k to £25m
- Dorset specialists
Dorset · Dorset
Bridge to your next move.
The asset class
What industrial property looks like in Dorset.
Industrial stock across the BCP conurbation and the wider county of Dorset is concentrated in several corridors. The Holton Heath, Ferndown and Hurn estates carry light-industrial, trade-counter and small workshop units from 1,500 to 15,000 sq ft. The BH15 Poole portside trade belt around the Quay and West Quay Road sits closer to the harbour with marine and manufacturing occupiers. The Christchurch Airfield estate and the surrounding plots carry advanced manufacturing and aerospace supply chain. Out to the west, the Portland and Wareham industrial belts serve the marine, quarrying and naval-heritage supply chains, and Yeovil-fringe stock on the Sherborne and Stalbridge axis serves the wider Westcountry industrial market. Yields on industrial across Dorset have compressed materially since 2015 and held firmer than any other commercial class through the recent cycle, supported by ferry-port, defence supply chain and consumer logistics demand.
Use cases
Bridging use cases for industrial assets.
Industrial bridging cases in this market run across five repeat patterns. The first is auction purchase of single-let or vacant units, typically £300,000 to £1.5 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.
Dorset context
Industrial Demand Around Poole Harbour, the Bovington Defence Cluster and the BCP Estates
Industrial demand across the county is structurally underpinned by Poole Harbour, the Bovington Army base supply chain and the BCP consumer logistics base. Poole Harbour Commissioners, Sunseeker International and the wider marine cluster generate consistent demand for marine-engineering, fit-out and components workshop space across the BH15 portside trade belt and the Holton Heath estate. The Bovington Camp armoured-vehicle base and the wider defence-related supply chain support specialist workshop demand around Wareham, Wool and the Purbeck fringe. The BCP conurbation, with around 400,000 residents across Bournemouth, Christchurch and Poole, generates baseline consumer-logistics demand that fills the Ferndown, Hurn and Christchurch Airfield estates with last-mile delivery, trade-counter and small-format storage. Wessex Water HQ at Claverton Down sits in the wider catchment alongside the AFC Bournemouth campus build. Across the rest of the county, Dorchester, Sherborne, Bridport and Gillingham carry rural and market-town industrial stock at lower yields but firm rental tone. Portland industrial trades on the quarry-and-marine base. Across all of this, the industrial picture is consistent: vacant secondary units trade sharper than tenanted investments in many sub-markets through the recent rate cycle.
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. MT Finance, Octane Capital, United Trust Bank, LendInvest, Hope Capital, Octopus Real Estate and Together all take industrial on bridging, 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 industrial bridge in this market sits at £350,000 to £3 million, 65 to 75% LTV, 6 to 12 months, 0.75 to 1.15% per month, arrangement fee 1.5 to 2%. 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 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 Dorset in 2026?
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Tenanted industrial investments with a recognisable covenant and a clear refinance exit price at 0.7 to 0.9% per month at 65 to 75% LTV. Vacant secondary units with a credible lease-up plan price 0.9 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% across the range. Valuation and legal fees are borrower-paid on both sides.
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 Dorset or across Dorset.
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 Dorset industrial bridging specialist.
We arrange short-term finance on industrial property across Dorset, the Dorset Council and BCP Council unitary areas and the wider Dorset market. Indicative terms in 24 hours.