Bridging Loans Netherlands

Bridging Loans Netherlands: Short-Term Property Finance from €500,000

Page last reviewed: October 2026.

Bridging loans in the Netherlands provide short-term, asset-backed finance against Dutch residential portfolios, offices, logistics assets, hotels and development sites. We arrange Dutch bridging facilities from €500,000 up to €500m+ for developers, institutional investors, funds, family offices and corporate borrowers, whether they are based in the Netherlands or overseas. Larger requirements can be arranged as syndicated lending with multiple lenders, on request. This is unregulated commercial lending, not finance for buying a home to live in.

Dutch Bridging Loans at a Glance

Commercial Bridging Versus the Dutch Home-Mover Bridge

Search results for Dutch bridging are dominated by the overbruggingskrediet, a consumer product that lets a homeowner borrow against the equity in their current home until it sells. That is a regulated bank product and not what this page covers. Commercial bridging in the Netherlands is lending to companies and professional investors against investment, commercial or development property, on terms agreed with a specialist lender and secured by a mortgage and share pledge.

The Dutch market does have an established domestic short-term product, which makes the Netherlands more accessible than some other continental markets. Larger or more complex deals, particularly those involving overseas sponsors or portfolios, usually involve international capital.

Where Dutch Bridging Is Used

• Acquiring offices for conversion, where a bridge secures the building while permits and construction funding are arranged. See our Netherlands development finance page.
• Buying residential portfolios or blocks before refinancing or an institutional sale.
• Acquiring logistics assets near the ports and main motorway corridors.
• Refinancing a maturing facility while a replacement lender completes.
• Funding sites ahead of an irrevocable permit, where the lender’s comfort comes from the site’s value and the sponsor’s plan.

Asset Classes in the Dutch Market

• Residential portfolios and blocks, including mid-market rental, build-to-rent, student housing, co-living and senior living.
• Offices, especially buildings suited to conversion or repositioning.
• Logistics and industrial assets, including distribution centres and light industrial units.
• Retail and mixed-use buildings with identifiable tenants.
• Hotels, leisure and holiday parks, including recreation parks, usually with an operator.
• Development land and part-built schemes.

Security, the Notary and Dutch Rules That Matter

The borrower is normally a Dutch B.V. that owns the asset. The lender takes a first-ranking right of mortgage executed before a notary and registered in the public registers, and commonly a pledge over the shares in the borrower, an assignment of rents and a sponsor guarantee.

• Leasehold: much of the land in Amsterdam is held on long leasehold (erfpacht), so lenders review the lease terms, ground rent and renewal conditions.
• Energy performance: offices must meet a minimum energy label to be used legally, which affects both value and the cost of repositioning.
• Transfer tax: acquisitions carry transfer tax that differs by asset type and should be planned for separately.
• Social and mid-market housing policy: municipal quotas can affect the value of residential schemes.

Valuation in the Netherlands

Lenders instruct an approved valuer and apply their gearing to their own figure, which on income assets reflects both the investment value and the value on a quicker sale. For conversion assets they also test the value in its current state against the value after works. Build a margin into your own numbers, because a lender’s figure can come back below your appraisal.

Exit Strategies Lenders Accept in the Netherlands

• Sale of the asset or units, with agent appraisals and comparable evidence.
• Refinance onto a Dutch bank or institutional term loan once the asset is stabilised.
• Institutional take-out, particularly for residential blocks and logistics assets.
• Development finance, where the bridge secures a site funded for construction once the permit is final.

Bridging Across the Randstad and Beyond

We arrange bridging against assets across the Netherlands. Lenders assess the asset, the title and the exit, but most enquiries concern the Randstad and the larger regional cities.

• The Randstad: Amsterdam, Rotterdam, The Hague and Utrecht.
• Surrounding cities: Haarlem, Leiden, Delft, Amersfoort and Almere.
• Other major cities: Eindhoven, Breda, Tilburg, Groningen and Nijmegen.

Bridging Loans by City and Region: Where We Cover in the Netherlands

We arrange bridging loans against assets across the Netherlands. The cities below are where most enquiries come from, though we will look at any well-structured asset.

• The Randstad: bridging loans in Amsterdam, Rotterdam, The Hague and Utrecht.
• Surrounding cities: Haarlem, Leiden, Delft, Amersfoort and Almere.
• Other major cities: Eindhoven, Breda, Tilburg, Groningen and Nijmegen.

If your asset is not listed, send us the details anyway. Lenders assess the asset, the title and the exit rather than a fixed list of places.

A Worked Example

The figures below are illustrative only and do not represent an offer or a real case.

A developer agrees to buy a vacant office building in Utrecht for conversion into apartments. The lender’s valuer values it at €19,000,000 in its current state. At 60% of that value, the bridge is €11,400,000, and the developer funds the rest of the price from equity. The exit is a development facility once the environmental permit for the conversion has become irrevocable.

Costs, Rates and Terms

Pricing varies with the lender, the asset, the gearing and the exit, and is usually quoted per month. As a general guide only:

• Interest: for strong assets and sponsors, monthly pricing often starts at around 0.9% a month, rising for higher gearing, secondary assets or less certain exits. Interest is usually retained or rolled up.
• Arrangement fee: typically around 1% to 2% of the facility, with some lenders also charging an exit fee.
• Third-party costs: valuation, notary and registration costs, and legal fees on both sides.
• Term: usually 3 to 24 months.

Any figures we give for your deal will come from live lender feedback, not from this page.

From First Call to Completion in the Netherlands

1. Initial summary. You send us the asset, borrower, amount, term and exit.
2. Lender approach. We approach lenders active in your asset class. With a complete summary, indicative terms can often come back within days.
3. Due diligence. The lender instructs a valuer and Dutch lawyers, who review title, any leasehold terms, energy performance and structure.
4. Documentation. The facility, deed of mortgage, share pledge and guarantees are agreed and signed before a notary.
5. Registration and completion. The mortgage is registered and funds are released.

Allow around five to twelve weeks on most deals. Syndicated facilities take longer.

Common Reasons Dutch Bridges Stall

• Leasehold terms that are not reviewed early.
• Energy label and condition issues on offices.
• Valuation shortfalls against the lender’s figure.
• An exit that is hoped for rather than evidenced.

How We Can Help

We start with a conversation about the asset, the structure and the exit, so we can tell you quickly whether Dutch bridging fits and what a realistic facility looks like. We then approach lenders active in your asset class, help you present the case the way they need to see it, and stay involved through valuation, legal work and completion. Our international bridging loans overview explains how the six markets fit together.

Frequently Asked Questions

Can Dutch developers and investors use specialist bridging, or is it only for overseas borrowers?
Both. Dutch sponsors use specialist lenders when they need more speed or flexibility than a bank will give, and overseas borrowers are equally welcome. The loan is normally made to a Dutch B.V. owned locally or from overseas.

What is the minimum loan size?
We arrange Dutch bridging facilities from €500,000.

What is the maximum?
Up to €500m+, with syndicated lending with multiple lenders available on request for larger requirements.

Is this the same as an overbruggingskrediet?
No. The overbruggingskrediet is a consumer product for homeowners. This is commercial lending for companies and professional investors, secured on investment, commercial or development property.

How much can I borrow against the property?
Typically 50% to 65% of the lender’s valuation, up to around 70% for strong assets and sponsors.

How long is the term?
Typically 3 to 24 months.

Is interest paid monthly?
Usually it is retained or rolled up, though some lenders accept serviced interest.

Will I need to give a guarantee?
Lenders commonly ask for a guarantee from the sponsor or a group company. Terms vary by lender and deal.

Can I borrow in a currency other than euro?
Dutch facilities are normally in euro. Any currency hedging is a matter to discuss with your own advisers.

How is the broker paid?
How we are paid, and any fees, are confirmed to you in writing before you proceed.

Is this regulated lending?
No. This is unregulated lending, arranged for business purposes, so it is not regulated by the Financial Conduct Authority.

Bridging Loans in Other Countries

We also arrange bridging finance across Europe, including Ireland bridging loans, Spain bridging loans, Italy bridging loans, Germany bridging loans and France bridging loans. If you need build funding after the bridge, see our Netherlands development finance page.

Tell us about the asset, the structure and the exit, and we will tell you what the Dutch market is likely to offer.