Bridging finance lives or dies on the exit. This calculator models a short-term bridge the way it actually costs you: interest rolled up and compounding monthly over the term, plus arrangement and exit fees, broker and legal costs, SDLT and a refurb contingency. It then resolves the exit two ways — a sale (net profit, ROI, annualised ROI and the minimum GDV to break even) or a refinance for BRRR (how much capital you recycle and how much cash is left stuck in the deal). Use it to pressure-test a flip before you commit, and to see the sale price or post-refurb valuation your numbers actually depend on.
Bridging Loan Exit Calculator
Rolled-up bridging interest, fees and SDLT for flips and BRRR — with net profit, annualised ROI and the minimum sale or refinance value your exit actually needs.
Cost stack
Bridge loan
£135,000
Deposit
£45,000
Refurb + contingency
£38,500
SDLT
£10,100
Arrangement fee
£2,700
Rolled-up interest
£10,686
Exit fee
£0
Total finance cost
£16,886
Bridge redemption
£148,386
Your cash in
£97,100
Refinance (BRRR) exit
Refinance loan
£206,250
Capital recycled
£57,864
Cash left in
£39,236
Negative = you pulled all your cash back out
Min refinance value
£327,314
Post-refurb value needed to recycle 100% of your cash
Assumes rolled-up (compounding) bridge interest. For planning only, not advice.
Frequently asked questions
Answers to the questions UK property investors most often have about this tool and the underlying rules.
- How is rolled-up bridging interest calculated?
- On a rolled-up (or "retained") facility you pay no monthly instalments; interest is added to the balance and compounds each month, settled in full when you redeem. The calculator applies your monthly rate compounding over the term — so 0.85% per month for 9 months is more than simply 0.85% × 9, and the full redemption figure (loan + arrangement fee + exit fee + rolled interest) is what your exit must clear.
- What is the minimum exit value?
- For a sale, it is the gross sale value (GDV) at which your net profit is exactly zero — after sale costs and redeeming the bridge — i.e. your break-even price. For a refinance it is the post-refurb valuation needed to pull all of your cash back out. Anything above it is profit or recycled capital; anything below means you are topping up the deal from your own funds.
- How is the annualised ROI worked out?
- A flip that returns 15% over 9 months is not a 15% annual investment. The calculator annualises the money multiple — net cash returned ÷ cash invested, raised to the power of 12 ÷ term months — so a short, profitable project shows a much higher annualised figure. It is a single-in/single-out approximation of IRR, which suits the typical buy-refurb-exit cash-flow shape.
- Does it work for BRRR (refinance) as well as flips?
- Yes. Switch the exit to refinance and enter the post-refurb value and refinance LTV. The tool computes the new mortgage, repays the bridge from it, and shows the capital recycled and the cash left in the deal — the core BRRR question of whether you got most of your money back out to repeat.