Bridging loans
Overview
Plan your next move with bridging finance
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Frequently
asked questions
A bridging loan, also known as bridging finance, is a short-term loan that covers the financial gap when you buy a new property before you have sold your existing one. It allows you to use the equity in your current home as a deposit for the new property, effectively letting you own two properties for a short period.
The total loan amount, called “peak debt”, will cover your existing mortgage plus the purchase price of the new property. Once you sell your original home, the proceeds are used to pay down the bridging loan, leaving you with your new home and a standard mortgage, known as the “end debt”.
The concept is best explained with a scenario. Let’s imagine:
- You want to buy a new home for $1,200,000.
- Your current home is valued at $800,000.
- You still have $200,000 remaining on your current mortgage.
Here’s the process:
- Loan Approval: A lender approves you for a bridging loan. Your “peak debt” would be your current mortgage ($200,000) plus the new property’s price ($1,200,000), totalling $1,400,000.
- Purchase: You use the bridging finance to purchase the new home and move in.
- Interest: During the bridging period (typically up to 6-12 months), you usually don’t have to make full repayments. The interest is “capitalised,” meaning it’s added to the loan balance.
- Sale: You sell your old home for $800,000.
- Pay Down: The proceeds from the sale ($800,000) are used to pay down the “peak debt” ($1,400,000), along with any associated costs and capitalised interest.
- End Debt: You are left with your new home and a standard mortgage (your “end debt”) of approximately $600,000 (plus any remaining costs/interest).
There are generally two types offered in Australia:
- Closed Bridging Loans: These are for when you have a firm, unconditional sale contract on your existing property. Because the sale date and price are known, they are less risky for the lender and easier to secure.
- Open Bridging Loans: These are used when you haven’t yet sold your current home. They are more common but carry more risk, so lenders will have stricter criteria. They have a defined term, usually up to 12 months for the purchase of an established property or longer for construction.
Yes, typically they are. Bridging loans are a specialised, short-term product with higher risk for the lender. As a result, the interest rate is usually higher than a standard variable or fixed-rate home loan. The interest is also commonly “capitalised” (added to the loan total) rather than paid off monthly, which increases the total amount you owe.
It can be more difficult than getting a standard home loan because the lending criteria are stricter. Lenders need to be confident in your ability to service the “peak debt” and your ability to sell your existing property within the bridging period. Key factors they assess include:
- Sufficient Equity: You need substantial equity in your current home.
- Strong Financial Position: A stable income, good credit history, and minimal other debts.
- Property Marketability: The lender will assess how quickly and realistically your current property can be sold in the current market.
This is a crucial question. While bridging loans are incredibly useful, they are not without risks. The primary “catch” or disadvantage is the financial pressure if your original home doesn’t sell as quickly or for the price you expected.
- High Cost: The combination of higher interest rates and capitalised interest can make them expensive.
- Sale Pressure: You are on a deadline (usually 6-12 months) to sell your old home. If the market is slow, you may have to accept a lower price than you wanted.
- Financial Stress: Managing the costs and uncertainty of owning two properties can be stressful.
- Default Risk: If you fail to sell your old property within the agreed term, you could default on the loan, which has serious financial consequences.
A bridging loan is a powerful tool in specific situations, such as:
- You’ve found your “forever home” and don’t want to risk losing it by waiting to sell.
- You want to avoid the hassle of moving twice (i.e., selling, renting, then buying).
- You are buying at auction and need to secure the property immediately.
- You are building a new home and need to live in your current one until construction is complete.