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Home Loans + Mortgages
Bridging loans, structured properly
Sometimes timing is the problem, not affordability.
A bridging loan provides short-term finance secured by property, allowing you to move forward with a purchase while waiting for a sale, refinance, or settlement to complete.
At Luminate, we structure bridging loans for homeowners, investors, and business owners who need certainty during transitional moments.
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How much could you borrow?
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What Is a bridging loan?
A bridging loan is short-term funding used to bridge a gap between two transactions.
Common scenarios include:
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Buying before your existing property has sold
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Bridging between development completion and sale
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Funding settlement while waiting for refinance
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Managing delayed property transactions
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Short-term capital needs tied to property
It is not long-term debt. It is transitional funding.
When bridging finance makes sense
Bridging can be appropriate when:
- There is strong underlying equity
- A confirmed sale or refinance is pending
- The timing gap is temporary
- The asset quality supports short-term risk
Without a defined exit, bridging becomes speculative. We avoid that.
Open vs Closed bridging loans
There are generally two types:
Closed bridging
Used when a sale contract is already unconditional with a confirmed settlement date.
Open bridging
Used when a property is listed but not yet sold.
Closed bridging typically carries lower risk.
Open bridging requires careful assessment of equity and market conditions.
Why banks often decline bridging
Traditional banks may:
- Refuse open bridging
- Apply strict debt servicing rules
- Require unconditional sale contracts
- Move too slowly for tight settlement timelines
Specialist lenders can assess bridging based on asset strength and exit clarity rather than rigid policy.
Structure and equity matter.
How much can you borrow?
It depends on:
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The value of both properties
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Your existing mortgage
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Your deposit or equity
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Lender policy
In many cases, lenders will allow total lending up to a set percentage of the combined property values.
We run the numbers properly upfront so there are no surprises.
Bank and non-bank bridging options
Depending on your situation, we can source bridging finance through:
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Mainstream banks
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Non bank lenders
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Specialist short term lenders
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Private funding where appropriate
If your income is complex or you are self employed, non bank options can sometimes be more flexible.
Frequently asked questions
How long does a bridging loan last in NZ?
Usually 6 to 12 months, depending on lender and structure.
Can I get a bridging loan without selling first?
Yes, that is called an open bridging loan. Criteria are tighter and equity requirements are higher.
Is bridging finance available for auctions?
Yes. In fact, it is commonly used for auction purchases where settlement is fixed and fast.
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Proven results
Experience matters and we've got results that help Kiwis everyday.
26+
Years helping Kiwis into homes
1.5+
Billion in lending
1000+
Happy customers
Let's chat about a bridging loan
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