100% development finance for property developers

Vortex Finance arranges 100% development funding by combining layers, not by finding one lender who funds the whole cost. We structure senior debt with mezzanine, additional security or a joint-venture equity partner, so a scheme that works on paper can actually proceed. We tell you up front what your deal and your track record realistically support.

We do not lend our own money. We are a whole-of-market broker. We sit on your side of the table, shop a panel of 100+ lenders, and arrange the full stack so the layers fit together instead of fighting each other.

What 100% development finance really means

No single lender hands a developer 100% of cost as one loan. When you see “100% development finance” advertised, it is shorthand for a funded structure. Senior debt covers the bulk, then a second layer closes the gap to the full cost.

That is the honest version. Senior development debt typically reaches up to 80% of total project cost. The remaining 20% is filled by mezzanine finance, additional security against another property you own, or an equity partner who puts cash in for a share of the profit. Get the structure right and you fund the build without locking all your own capital into one scheme.

All figures here are indicative. The lender confirms the numbers on application after seeing your cost plan, your appraisal and your experience.

The structure: senior, mezzanine, additional security, JV

There are three common routes to 100%, and the right one depends on what you bring to the table.

Senior plus mezzanine is the usual stack. Senior debt funds up to 80% Loan-to-Cost, and mezzanine sits behind it to cover the gap. Mezzanine prices higher, indicatively 12% to 20% per annum, because it carries more risk and ranks behind the senior lender for repayment.

Additional security works when you own another property with equity in it. The lender takes a charge over that second asset, which closes the gap without a separate mezzanine layer. This often gives a cleaner, cheaper structure than bringing in an equity partner.

A JV equity partner suits developers without spare security. The partner provides the cash the deal needs in exchange for a profit share. You give up some upside, but you proceed on a scheme you could not otherwise fund. We arrange the funding partner and the senior debt on top as one deal.

What your scheme and track record need to support it

100% is most achievable for experienced developers with a delivery record. Lenders pricing the top of the stack want evidence you can build out, hit a budget and sell or refinance on time. The stronger your track record, the more leverage and the better pricing the structure supports.

Three things move the decision. The strength of the scheme itself, measured against Gross Development Value and projected profit. The professional team around you, usually a main contractor, a quantity surveyor and an architect. And the realism of your exit, whether that is unit sales or a refinance onto a term mortgage.

We will give you an honest read on whether the numbers stack before you spend money on valuations or legals.

100% finance for first-time developers

First-time developers can reach 100%, but rarely through debt alone. Lenders are cautious about mezzanine for operators with no completed schemes, so the route usually runs through a JV equity partner.

A partner backs the scheme, not just your experience, so a genuinely strong site with a credible team and a clear exit can still get funded. Expect to share more profit than an experienced developer would, because the partner is carrying the delivery risk with you. We are straight with first-timers about whether a first project should be smaller, or whether the scheme is strong enough to attract equity as it stands.

The blended cost and how to judge it

The top layers cost more than senior debt because they take more risk. That sounds expensive in isolation. The right test is the blended cost across the whole stack, weighed against the profit the scheme generates and the equity you keep free for the next deal.

Consider a developer who funds 80% through senior debt and the final 20% through mezzanine. The mezzanine rate looks high on its own. Spread across the full facility, the blended cost is far lower, and it lets you run a second scheme with the cash you would otherwise have sunk into the first. Releasing equity to keep building often pays for the structure several times over.

We model the blended cost against your appraisal on the call, so you see whether 100% genuinely stacks for your scheme or whether a smaller equity contribution gives a better return. Every rate and fee is indicative until the lender confirms on application.

Frequently asked questions

On most deals we earn a procuration fee from the lender on completion, and every fee is disclosed in writing before you commit. Our fee model is confirmed upfront before any application.