About developing.fund
Specialist
development finance
broker online
We specialise in development finance. Every enquiry is read personally and answered the same working day, often within a couple of hours.
Justin has worked on every side of development and funding: as developer, funder, arranger and in delivery. 30+ years’ experience and 2,000+ homes funded, arranged and helped deliver.
The number of lenders matters less than which one wants your deal. In Justin’s experience, a lender that only half wants a deal slows it down and reprices it late.
We treat a £200k deal with the same care as a £60m deal. The smaller deals are the bread and butter of this business — generally much easier, and very welcome.
Our guides are researched and drafted with digital tools, then written and approved by Justin, Principal, from his own experience.
Who We Are
Brokers, not lenders
Funding Developers Limited (Company No. 09221311) operates developing.fund — a specialist development finance brokerage for property developers and investors.
We are independent. We don't have our own lending book. We don't have target products to push. Our job is to find a funding structure that fits your specific project — from 115 lenders active in the market.
We also operate bridging.fund — our sister brokerage for specialist bridging finance. Together, we cover the full spectrum of short-term property finance.
Our clients range from first-time developers building a single house through to PLCs developing 34-storey residential towers. Every project receives the same level of expertise, attention and care — because in development finance, the detail always matters.
As a business operating in property development finance, we also take our wider responsibilities seriously — see our ESG commitments.
Justin, Principal
30+
Justin: 30+ years' experience
2,000+
homes funded, arranged and helped deliver
Over £68m
largest single funding package arranged
115
Lenders active in the market
What We Actually Do
We don't just find you a lender —
we structure the deal
We take a hands-on approach: we structure the deal, write the appraisal and present it to lenders ourselves.
We understand your project — the site, the planning, the build programme, the risks, the exit strategy. We model the appraisal — a full development cashflow with sensitivity analysis, cost breakdowns, and profit projections. We then write the business plan and present the borrower and the deal clearly and fully.
This isn't a cover letter and a set of plans. It's a lender-ready, institutional-standard presentation that gives the lender the confidence to commit. A well-structured deal, placed with a lender that wants it, tends to be priced well.
Understand
We get to grips with your project through a conversation — not a fact-find form. Site, planning, numbers, exit.
Model
Full development appraisal and cashflow model. Sensitivity analysis, contingency stress-testing, SDLT calculations.
Structure
Senior debt, mezzanine, equity — whatever the project needs. Assembled as one coordinated capital stack.
Present
A compelling, institutional-standard presentation to our lender panel. Business plan, strategy, and full borrower profile.
Negotiate
We don't accept the first offer. We negotiate terms, fees, drawdown mechanics, and conditions. The aim: the right pricing, and a completion that goes through quickly and without trouble.
End-to-End
From site acquisition to exit
We think in project lifecycles — structuring funding for every stage of your development journey.
Site Purchase
Bridging finance to secure the site before planning. Fast, flexible, and structured with the development exit in mind.
Development Finance
Senior debt, mezzanine, equity — the full capital stack structured as one coordinated package. We write the appraisal.
Construction
Monitoring, drawdowns, cost overruns, programme changes — we stay with you throughout the build. Problems solved, not escalated.
Sales & Refinance
Dev exit finance, stabilisation funding, investment refinance — we structure the cleanest route out of your development loan.
Equity
Equity
Mezzanine
Debt
We structure the optimal mix for your project
Capital Stack
The whole stack,
not just the senior
We structure the entire capital stack as one coordinated package.
Senior debt, mezzanine, preferred equity, JV co-investment, forward funding — assembled together with aligned intercreditor terms, synchronised drawdown mechanics, and a single coherent cashflow model.
The result: lower equity requirements, higher ROCE, and the freedom to run multiple projects simultaneously. Our largest structured stack to date: over £68m across three layers — senior, mezzanine, and equity — for a 34-storey residential tower.
Specialist Sectors
Beyond standard residential
We work on complex projects — because we understand the sectors, the valuations, and the exit strategies.
High-Rise Towers
Concrete-frame construction, BSR Gateway 2/3 compliance, phased completions, and Section 106 obligations. We've funded 34-storey towers and 24-storey PBSA schemes.
C2 Extra Care
Specialist operational asset class with fundamentally different valuation methodology. We understand CQC requirements, forward funding to housing associations, and the care-standard specifications lenders need.
PBSA
Purpose-built student accommodation valued on net operating income, not comparable sales. Forward commits to REITs, institutional specifications, and yield-driven GDV calculations.
Affordable & Social
Forward funded by registered providers, Homes England grant, tripartite working capital structures. We navigate RP covenants and the Regulator of Social Housing requirements.
Crown Dependencies
Jersey, Guernsey, Isle of Man — each with distinct legal systems and limited lender appetite. We have established relationships with specialist Crown Dependency lenders.
Commercial Mixed-Use
Ground-floor A1/A3 with residential above. Dual valuation methodology, pre-let strategies, and lenders comfortable with the commercial risk element.
First-Time Developers
Everyone starts somewhere
We work with first-time developers. We've built a dedicated content hub for developers doing their first project, because we believe the difference between a first deal falling apart and succeeding is almost always the quality of the preparation.
We package your experience — construction management, project oversight, professional qualifications — as equivalent track record. We appoint the right professional team, build the appraisal conservatively, and present the application to lenders who actively support new developers.
Our first-time developer clients have gone on to complete second, third, and fourth schemes — returning to us each time with a stronger track record and better terms.
Getting Started Guide
What lenders actually look for, how to structure your first application, and the professional team you need around you.
Common Mistakes
The errors that kill first-time applications — and how to avoid every one of them before you even pick up the phone.
What to Expect
A realistic timeline from first conversation to drawdown. No surprises, no hidden steps, no ambiguity.
Pre-Application Checklist
Everything you need before approaching a lender. Get this right and you're already ahead of 90% of applications.
Transparency
We publish what it costs
The development finance industry thrives on opacity. Hidden fees, vague terms, and surprises at completion. We think that's wrong.
Interest Rates
Typical ranges by deal type and risk profile. What drives the rate up, what brings it down, and where the market sits today.
Arrangement Fees
Lender fees, broker fees, and what's negotiable. We tell you upfront what we charge and what the lender will charge.
Professional Costs
Valuation, monitoring surveyor, legal fees — the costs that catch developers off guard. We break them all down.
Exit Costs
Redemption fees, exit fees, early repayment charges. The costs nobody mentions until completion day.
For rate tables, cost breakdowns and process guides in one place, browse our developer resources.
Case Studies
Real stories,
not just numbers
Our case studies aren't marketing fluff — they're detailed narratives of real projects with real challenges. Every case study follows the same structure: the challenge, the complexity behind it, how we solved it, and the outcome.
We publish the numbers — facility size, LTC, interest rate, finance costs, profit margins — because we believe developers should be able to benchmark their own projects against real data. Not hypothetical examples. Not "indicative" figures. Real deals.
34-Storey Tower
over £68m
Completion Finance
£726k
Distressed Rescue
£3.8m
PBSA 450 Beds
£48m
Forward Funded Social
£18m
Extra Care C2
£9.8m
Track Record
A selection of what we've funded
Over £68m
Largest single funding package
34-storey residential tower, central London
£726k
Completion facility
12 apartments, established local builder, Isle of Man
£24.5m
Largest bridge
Site purchase, 115-unit tower, East London
£276k
Smallest bridge
Quick chain break for site acquisition
280
Most units in a single scheme
34-storey tower development
450
Most PBSA beds in a single scheme
24-storey student tower
200
Largest affordable housing scheme
Forward funded social housing
34
Tallest building funded
Storeys — London residential tower
Development Appraisal
Run your own numbers first
No other development finance broker gives you a public appraisal tool. We do — because we'd rather you arrived with a clear picture of your project's viability than spent 30 minutes on the phone only to discover the numbers don't work.
Let's talk about your project
No forms, no gatekeepers, no waiting. Tell us about your project and we'll tell you exactly what we can do.