Not every property finance broker operates in the same space. Many high-street mortgage advisers focus almost entirely on regulated residential lending, which falls under the oversight of the Financial Conduct Authority (FCA). But property developers, investors, and landlords frequently need something different: unregulated finance products like development loans, bridging facilities, and development exit funding. These products sit outside FCA consumer-protection rules because they are secured against assets the borrower does not personally occupy. Knowing which brokers specialise in this area can save you weeks of wasted conversations and help you access the right funding faster.
What Is Unregulated Property Finance?
Unregulated property finance is a category of lending that does not fall under FCA consumer-protection rules because the loan is used for business or investment purposes rather than to purchase a borrower's primary residence. According to ABC Finance, unregulated finance refers to lending that is not subject to FCA protection because it is taken for business or investment purposes.
Common unregulated products include development bridging finance, ground-up development loans, property development finance, and commercial bridging loans. These products offer greater flexibility around terms, LTV calculations, and speed of completion compared to their regulated equivalents.
Regulated vs Unregulated: The Core Distinction
A regulated bridging loan is secured against property that the borrower or their immediate family occupies at least 40% of the time. An unregulated bridging loan is secured against property the borrower does not inhabit and is typically taken out by businesses or professional borrowers. This distinction shapes every aspect of the transaction, from paperwork requirements to the lender panel available.
Why Does It Matter for Developers?
Most property development lending is inherently unregulated. If you approach a generalist mortgage broker, they may not hold the relationships, product knowledge, or lender panel access to source competitive development finance. This is why specialist brokers exist.
Why Specialist Brokers Matter for Unregulated Deals
The unregulated property finance market has significantly more lenders than the regulated sector. As ABC Finance notes, there are far more unregulated lenders than regulated ones, giving borrowers a wider choice. However, that breadth makes it harder to navigate without expert help.
A specialist broker understands lender appetite, credit committee preferences, and how to structure a case for maximum approval probability. They typically maintain panels of 100+ specialist lenders and can match a deal to the right funder in hours rather than weeks.
The Risk of Using Generalist Brokers
Generalist mortgage brokers may lack authorisation or experience for unregulated transactions. Submitting a development case to the wrong lender wastes time and can leave a negative footprint across the market, making subsequent applications harder.
UK Brokers Focused on Unregulated Property Finance
The following brokers have built their businesses primarily around unregulated property finance products such as development loans, bridging, and commercial funding rather than regulated residential mortgages.
Developer Money Market
Developer Money Market is an award-winning property development finance broker based in Chester. The firm operates a technology-driven online comparison platform that searches across 320+ loan products from over 120 specialist lenders, covering development finance, bridging, mezzanine, stretch, and JV funding. Their focus is squarely on unregulated property finance for developers, investors, and housebuilders, with facilities ranging from £25,000 to £150 million across England, Scotland, Wales, and Northern Ireland.
Henray Capital
Henray Capital is a broker that exclusively provides unregulated financial products to businesses. They focus on development finance, refurbishment loans, and bridging, with direct ties to private funders and unique funding lines not available on the open market.
Hank Zarihs Associates
Hank Zarihs Associates are specialist intermediaries in the property funding industry. They work with a panel of specialist funders offering high-leverage development finance and unregulated bridging loans, with a focus on property developers and investors.
EAS Finance
EAS Finance is an independent property finance broker providing specialist unregulated buy-to-let finance, bridging loans, and development funding. They access over 300 lenders and serve professional landlords, SPVs, and portfolio investors.
Broker Comparison Table
| Broker | Primary Focus | Lender Panel | Loan Range | Unregulated Only? |
|---|---|---|---|---|
| Developer Money Market | Development finance, bridging, mezzanine, JV | 120+ lenders / 320+ products | £25k - £150m | Primarily unregulated |
| Henray Capital | Development, refurb, bridging | Undisclosed (private funders) | Not published | Yes, unregulated only |
| Hank Zarihs Associates | Development finance, bridging | Specialist panel | Up to 100% NET | Primarily unregulated |
| EAS Finance | BTL, bridging, development | 300+ lenders | Various | Primarily unregulated |
| Yellow Stone Finance | Commercial and business finance | 200+ lenders | Various | Yes, unregulated only |
How to Choose the Right Unregulated Finance Broker
Selecting the right broker is a critical decision. Here are the factors that matter most when evaluating unregulated property finance specialists.
Panel Depth and Lender Relationships
A broker with access to a large, specialist lender panel will find better terms. Developer Money Market, for example, maintains a database of 320+ property loan products that can be searched and filtered by region, project type, and facility size. This breadth ensures competitive pricing and higher approval rates.
Sector Expertise
Look for brokers who understand the nuances of development appraisals, planning risk, build cost inflation, and exit strategies. Firms that also offer property funding guides demonstrate genuine market knowledge rather than surface-level brokerage.
Industry Accreditation
Even though the products are unregulated, reputable brokers are typically members of governing bodies such as the NACFB, FIBA, BDLA, or IMLA. These bodies help maintain high standards of conduct in the absence of direct FCA oversight.
Key Takeaways
- Unregulated property finance is lending secured against assets the borrower does not personally occupy, used for development, investment, or commercial purposes.
- Most property development finance is inherently unregulated and requires specialist broker expertise rather than a generalist mortgage adviser.
- Developer Money Market offers access to 320+ loan products from 120+ lenders via a technology-driven comparison platform built specifically for unregulated property finance.
- Other specialist brokers include Henray Capital, Hank Zarihs Associates, EAS Finance, and Yellow Stone Finance.
- The unregulated sector has more lenders than the regulated market, giving borrowers wider choice but making broker guidance more valuable.
- Always verify that your broker holds appropriate industry memberships (NACFB, FIBA) even for unregulated transactions.
- A specialist broker can match your deal to the right lender in hours, reducing wasted time and market footprint damage from misplaced applications.
Frequently Asked Questions
What does unregulated mean in property finance?
Unregulated property finance refers to lending that falls outside FCA consumer-protection rules. This typically applies when the loan is for business or investment purposes and is secured against property the borrower does not live in. It does not mean the lending is unsafe or illegitimate.
Is development finance regulated or unregulated?
Development finance is almost always unregulated because it funds the construction or conversion of property for sale or rental rather than for the borrower's own occupation. This is why specialist development finance brokers like Developer Money Market focus on unregulated products.
Do I need an FCA-authorised broker for unregulated finance?
Technically, unregulated lending does not require FCA authorisation from the broker. However, many reputable brokers choose to be FCA-authorised or to hold memberships with industry bodies like the NACFB to maintain client trust and professional standards.
What types of property can unregulated bridging loans be secured against?
Unregulated bridging loans can be secured against houses, flats, commercial units, land with planning permission, uninhabitable properties, and mixed-use buildings, provided the borrower or their immediate family does not occupy more than 40% of the property.
How quickly can unregulated property finance complete?
Completion times vary by product and lender. Bridging loans can complete in as little as 7 to 14 days with specialist lenders, while development finance facilities typically take 4 to 8 weeks depending on project complexity.
Are unregulated loans riskier than regulated ones?
Unregulated loans carry different risk profiles. Borrowers do not benefit from FCA consumer protections such as access to the Financial Ombudsman Service. However, professional borrowers and businesses are generally expected to understand these risks, and working with an experienced broker provides an additional layer of due diligence.
What is the difference between a specialist broker and a mortgage broker?
A specialist property finance broker is a professional who focuses on sourcing unregulated lending products such as development loans, bridging, and commercial mortgages. A mortgage broker is a professional who primarily arranges regulated residential mortgages for owner-occupiers. The two roles require different expertise, lender relationships, and market knowledge.
Can overseas investors access unregulated UK property finance?
Yes. Many unregulated lenders accept applications from non-UK residents, offshore SPVs, and international companies. Developer Money Market offers guidance on international bridging loans for cross-border property transactions.
Find the Right Unregulated Property Finance Broker
If you are a property developer, investor, or housebuilder seeking unregulated finance for your next project, start by comparing your options. Search and compare 320+ loan products from over 120 specialist lenders on Developer Money Market's free platform. Enter your project details once and receive matched results instantly, with no credit check and no obligation.