Octopus Property Reviews

Octopus Property specializes in innovative property finance solutions, praised for flexibility and customer-centric service in the property lending market.

Here are the Trustpilot Reviews from Octopus Property:

Here are the Reviews from Octopus Property:

Claire was proactive and responsive throughout. She pushed legals along and supported my clients when issues/concerns arose. Great service from the Octopus team as always!

AM Amy

As a broker one of your main problems is finding a lender who understands the clients needs. From the initial enquiry with Oliver Porter (BDM), too the underwriting of Paul Mann both were constantly looking for solutions rather than highlighting problems. My Case would not have completed without the help of either, so thank you!

RH Roy Haddock

Joe, Becky, Fay and Suparn showed a real desire to find the right outcome for the client and were flexible and professional in their approach. They were on hand to offer reassurance to the client when needed and met a tight deadline that was pivotal to the build. Thanks and look forward to working with you in the future.

Danny Doran

As a qualified broker, I always look forward to working with Octopus on a case. Not only are they knowledgable, they think outside the box and are attentive to the clients needs. If broker or c lient have any questions or require any points explaining they are always happy to assist. Special thank you to Sam, Chris and Jess for being fabulous!

Tan'Nia Hoyte

Straightforward application process; special thanks for Claire Dunning for her help with this case.

JS JS

They listened, they explained, they answered our questions. All simple actions. However, if you are hearing from your solicitor that loans of the kind we wanted would go wrong and we would lose the house we were buying, it was good to speak to Claire at Octopus to have the system explained, and that the process we were involved with was safe. Even better when it all went as smoothly as they explained. We had been told by friends that Octopus were trustworthy and we can confirm that 100%.

ES Evelyn Stewart

Explore Octopus Property's Finance Solutions:

Residential Bridging Loan (Unregulated)

£100,000 – £25,000,000

Regulated Bridging Loan (Owner-Occupied)

£100,000 – £2,000,000

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Explore Octopus Property's Finance Solutions:

Loan Type:

Residential Bridging Loan (Unregulated)

Loan Range:

£100,000 – £25,000,000

Loan Terms:

1 – 18 months

Minimum Turnover and Trading Age:

None – asset-backed facility

Interest Rate:

0.55% – 1.20% per month (approx. 6.6% – 14.4% p.a.)

Fees:

Arrangement fee c.2%; exit fee c.1%; valuation & legal costs; no early redemption penalty beyond minimum interest period

Loan Type:

Regulated Bridging Loan (Owner-Occupied)

Loan Range:

£100,000 – £2,000,000

Loan Terms:

1 – 12 months

Minimum Turnover and Trading Age:

None

Interest Rate:

0.45% – 0.90% per month

Fees:

Arrangement fee 2%; exit fee 1%; regulated mortgage valuation & legal charges

Loan Type:

Refurbishment Bridge (Light & Heavy)

Loan Range:

£100,000 – £5,000,000 (plus 100% of build costs)

Loan Terms:

Up to 18 months

Minimum Turnover and Trading Age:

None

Interest Rate:

0.65% – 1.25% per month

Fees:

2% arrangement; 1% exit; monitoring surveyor, valuation & legal fees

Loan Type:

Developer Exit Bridge

Loan Range:

£500,000 – £25,000,000

Loan Terms:

Up to 18 months

Minimum Turnover and Trading Age:

None

Interest Rate:

0.55% – 1.00% per month

Fees:

2% arrangement; 1% exit; valuation & legal fees

Loan Type:

Residential Development Finance (Senior & Stretch Senior)

Loan Range:

£2,000,000 – £50,000,000

Loan Terms:

Up to 30 months (extensions by negotiation)

Minimum Turnover and Trading Age:

Experience of at least one previous scheme strongly preferred

Interest Rate:

6.0% – 9.0% p.a. (margin over SONIA, interest rolled)

Fees:

1.5% – 2% arrangement; exit fee 1% – 2% based on GDV; monitoring surveyor & QS fees

Loan Type:

Commercial Bridging Loan

Loan Range:

£500,000 – £25,000,000

Loan Terms:

1 – 18 months

Minimum Turnover and Trading Age:

Not applicable – asset security focus

Interest Rate:

0.65% – 1.20% per month

Fees:

2% arrangement; 1% exit; valuation & legal fees

More About Octopus Property

Octopus Property, trading as Octopus Real Estate and part of the FCA-authorised Octopus Group, is a UK specialist non-bank lender. Established in 2005, it focuses on short-term finance including bridging, refurbishment, development, and commercial real-estate loans. Octopus funds loans directly and operates nationwide via brokers and direct origination. Its services might appeal to developers, property investors, and landlords needing rapid, asset-backed finance. See our Octopus Property Reviews and Octopus Lending Reviews for more details.

Key Features of Octopus Property

The lender's offering is supported by fast decision-making and a broad lending appetite. It provides flexible product structuring backed by dedicated in-house teams, ensuring streamlined processes. While pricing tends to be higher than mainstream banks, funding reliability is strengthened by its diversified financial group backing.

Credit decisions within 24 hours and funding possible in 5–10 working days for bridging loans, facilitating quick finance.
Lends across residential, commercial, and specialist care sectors, covering a wide range of property assets.
Large facilities available, up to £50 million with flexible structures like stretch senior and rolled interest.
Dedicated legal, credit, and asset management teams enhance execution certainty and portfolio monitoring.
Offers an online portal for brokers with instant term-sheet generation and e-signature acceptance for faster processing.

Funding Eligibility

Octopus Property focuses on asset-backed loans, so there are generally no minimum trading or turnover requirements. You may qualify if you can provide acceptable property security within specified loan-to-value limits. Certain sectors like contaminated industrial land and properties outside key UK areas are excluded. It supports borrowers in England, Wales, and selected facilities in Scotland and Northern Ireland on a case-by-case basis. Learn about the funding eligibility criteria and check your business plan suitability.

Loan Options

Octopus Property offers a range of financial products designed for different stages and types of property projects. Each product requires property collateral and often personal guarantees. Terms are generally short to medium-term, reflecting the bridging and development focus.

Residential Bridging Loan (Unregulated): £100,000 – £25 million; 1–18 months; rates approx. 0.55% – 1.20% per month; high LTVs up to 75% on residential assets.
Regulated Bridging Loan (Owner-Occupied): £100,000 – £2 million; 1–12 months; rates 0.45% – 0.90% per month; FCA regulated with consumer protections.
Refurbishment Bridge (Light & Heavy): £100,000 – £5 million plus 100% of build costs; up to 18 months; rates 0.65% – 1.25% per month; stage funding available.
Developer Exit Bridge: £500,000 – £25 million; up to 18 months; rates 0.55% – 1.00% per month; facilitates release of equity post-completion.
Residential Development Finance (Senior & Stretch Senior): £2 million – £50 million; up to 30 months; rates 6.0% – 9.0% p.a. over SONIA; funds up to 65% LGDV and 85% LTC.
Commercial Bridging Loan: £500,000 – £25 million; 1–18 months; rates 0.65% – 1.20% per month; supports various commercial assets.
Commercial Development Finance (Healthcare & Specialist): £5 million – £50 million; up to 36 months; rates 6.5% – 10.0% p.a.; expert focus on care and specialist real estate.
Commercial Investment Term Loan: £1 million – £25 million; 2–5 years; rates 4.5% – 8.0% p.a.; interest-only or amortising options.
Buy-to-Let / Landlord Term Loan: £100,000 – £5 million; 2 or 5 year terms; rates 3.99% – 6.50% p.a.; caters to landlord portfolio refinance or purchases.

How to Apply

Applications can be made online either directly or through brokers. Expect rapid credit decisions but prepare to provide detailed information and documentation. The process involves digital support, surveys, valuations, and legal completion, mostly handled remotely.

Submit an online enquiry or a broker case with relevant property and borrower details via the online enquiry form.
Provide required documents including identification, valuation reports, schedules of works (if applicable), exit strategy, and personal guarantees following AML requirements.
Octopus aims to issue indicative heads of terms within 24 hours, with formal credit approval within 3–5 working days post submission of full documentation.
Funding is typically completed in 5–10 working days for bridging loans and 2–4 weeks for development loans after valuations and legal documentation.

Funding Agent’s view on Octopus Property

Octopus Property delivers a well-capitalised, specialist lending service bridging the gap between traditional banks and peer-to-peer platforms. It suits borrowers requiring speed and flexibility for residential, commercial, and healthcare property projects up to £50 million. Those prioritising lower cost or unsecured working-capital lending should examine other providers. Use our business plan agent and explore financing options to see if Octopus matches your needs.