Property type: Industrial
Industrial Property Bridging Loans Berkshire
We arrange bridging finance against industrial property across the Berkshire industrial belt, from the Slough Trading Estate (the largest single-owner industrial estate in Europe) through the M4 corridor logistics stock between Reading and Newbury, the Theale and Thatcham estates, and out to the Newbury Business Park and Bracknell light-industrial fringe. Loan sizes run £200,000 to £15 million, terms from 1 to 24 months, completions in 7 to 21 days. Industrial bridging is the strongest-performing part of the Thames Valley 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
- Berkshire specialists
Berkshire · Berkshire
Bridge to your next move.
The asset class
What industrial property looks like in Berkshire.
Industrial stock across Berkshire is concentrated in four corridors. The Slough Trading Estate is the dominant single concentration of light-industrial, logistics and trade-counter stock in the county, with around 7 million sq ft under single ownership. The M4 corridor between Reading and Newbury carries strategic distribution and logistics stock at Theale, Thatcham and the Newbury Business Park. The Bracknell and Wokingham light-industrial estates at Eastern Road, Western Road and the Western Industrial Area carry smaller workshop and trade-counter stock. And the Maidenhead and Windsor edge stock serves the Heathrow distribution catchment. Yields on industrial across Berkshire have compressed materially since 2015 and held firmer than any other commercial class through the recent cycle, supported by Heathrow-area distribution demand, the Slough Trading Estate tenancy and the broader Thames Valley supply chain.
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.
Berkshire context
Industrial Demand from the Slough Trading Estate, Heathrow Fringe and M4 Corridor
Industrial demand in Berkshire is structurally underpinned by the Slough Trading Estate, the M4 logistics corridor and Heathrow-area distribution. The Slough Trading Estate has been a major industrial concentration since 1920 and remains the single largest privately-owned industrial estate in Europe, with around 500 occupiers across food production, life-sciences, light-engineering, technology and logistics. The estate runs its own internal infrastructure and trades on rents that hold a clear premium over equivalent stock further from Heathrow. Beyond Slough, the M4 corridor stock at Theale, Calcot, Thatcham and Newbury serves a strategic distribution catchment covering London, the South West and South Wales, with the same yield curve as the wider Thames Valley industrial market. The Bracknell light-industrial estates serve a more local workshop-and-trade-counter demand, supported by the office tenancy in the town centre. Across the wider Berkshire industrial picture, vacant secondary units have traded sharper than tenanted investments in many sub-markets through the recent rate cycle, with the gap closing as letting demand has tightened.
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 Berkshire industrial bridge 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 Berkshire 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. Slough Trading Estate stock generally prices at the softer end given the rental-tone evidence.
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 Berkshire or across Berkshire.
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 Berkshire industrial bridging specialist.
We arrange short-term finance on industrial property across Berkshire, the six Berkshire unitary authorities (Reading, West Berkshire, Wokingham, Bracknell Forest, Slough, Royal Borough of Windsor & Maidenhead) and the wider Berkshire market. Indicative terms in 24 hours.