Build to Let Development Finance

WHAT IS BUILD TO LET?

Build to Rent finance can range from funding a block of six flats to a phased project of hundreds of units, but how can developers and investors secure BTR finance and what are the best strategies to maximise returns?

 

Here, we explore how build to rent development finance works along with the different funding options that are available, the benefits of investing in BTR and some of the challenges and opportunities that Build to Rent presents for the UK property sector.

 

THE PIONEER OF BUILD TO RENT

 

While Build to Rent is now a major investment class favoured by developers and institutional investors, the concept was born much earlier — on Sandbank Street, Maryhill, Glasgow.

 

Back in 1987, architect and former housing director Paul Mugnaioni founded Quality Street Ltd and, with funding support from Nationwide Building Society, delivered one of the UK’s first purpose-built rental developments.

 

Over time, the company built and managed around 3,500 homes, helping to shape the modern Build to Rent model decades before it became mainstream, a model that developers and institutional investors embraced and still use today. As featured in Property Industry Eye, read our feature on: The Scottish Build to Rent Pioneer–Decades before it's time

 

HOW DOES BUILD TO RENT DEVELOPMENT FINANCE WORK?

 

Like most large-scale property development projects, it can be a complex process to attain Build to Rent development finance as amongst other things it requires a long-term commitment and a thorough understanding of the market dynamics and risks.

 

Therefore, developers and investors should carefully consider their build to let development finance options and strategies, and seek professional advice from experts such as an experienced commercial finance broker that specialises in build to rent finance, architects, surveyors and valuers, engineers and lawyers who can help them achieve their goals.

 

There are several ways to secure build to rent development finance, depending on the size, location, and stage of the development. Some of the most common funding options are:

 

ABOUT BUILD TO RENT DEVELOPMENT FINANCE

 

Build to Rent development finance is readily available and involves borrowing from lenders who will charge interest and fees on the loan. Lenders can be banks, development finance lenders or specialist bridging lenders.

 

A lower cost of capital and a faster access to funds for the developer can be achieved with build to rent finance, but it also entails meeting the lenders’ criteria and obligations, such as providing security, covenants, and adhering to a repayment schedule.

 

Build to Rent development finance is designed for ground up new build developments, refurbishment projects and commercial to residential conversion projects and can be suitable for projects that have a risk profile up to around 70% of the Loan to Gross Development Value (LTGDV), a high level of certainty, a clear cash flow projection and a confirmed exit route in the form of a long-term commercial mortgage offer to repay the development funding upon project completion.

 

Development exit finance can also be utilised to bridge the gap between project completion and the completion of the long-term commercial mortgage.

 

Specialist build to rent finance lenders can also provide flexibility and support for the developer, and can offer different types of loans, such as senior debt, mezzanine debt or bridging finance, and provide guidance and advice on the project delivery and management.

 

However, attaining the finance can also be challenging, as it requires demonstrating the viability and profitability of the project to the lenders, and complying with their terms and conditions.

 

As with all types of property development finance, build to let finance lenders will require to see evidence that a satisfactory exit route from the build to rent finance is in place, a satisfactory exit route would be in the form of a pre-agreed long term commercial mortgage offer that would seamlessly repay the build to rent development finance upon the completion of the project.

 

In fact, many reputable build to let development finance lenders will also agree to provide the long term commercial mortgage finance offer prior to drawdown of the build to rent finance and then provide the long term commercial mortgage once the development project is complete and the new tenants are starting to move in.

 

Lenders may also have strict criteria and limitations for the project, such as the loan-to-value ratio, the interest rate, the loan duration, and the repayment schedule.

 

Therefore, build to let development finance may involve rigorous and costly due diligence and appraisal processes, as well as regular monitoring and reporting throughout the project lifecycle.

 

Most build to let finance lenders will insist that you surround yourself with an experienced professional team including Architects, Surveyors, Structural Engineers to name a few and an experienced commercial finance broker that can guide you through the application process.

 

Here at Evolve Finance we can guide you through the process of obtaining build to let development finance from our panel of development finance lenders to ensure that whatever size your development is we can provide the best finance solution for you and your project, we can also make the introductions to an experienced professional team if required.

 

BENEFITS OF DEVELOPING A BUILD TO RENT PROJECT

 

Developments that are funded by equity, joint venture or build to rent development finance can offer attractive returns for investors who are looking for long-term, stable, and diversified income streams.

 

BTR projects can also provide social and environmental benefits for the tenants and the communities, as well as support the UK government’s housing agenda and economic recovery. Some of the benefits of investing in build to let projects are:

 

Strong demand: The UK rental market is experiencing a high demand for quality and affordable housing, driven by demographic, economic, and social factors, such as population growth, urbanisation, affordability issues, lifestyle preferences, and changing work patterns. Moreover, the demand for rental housing is not evenly distributed across the country, but is concentrated in urban areas, where the supply of housing is constrained and the prices are high. BTR projects can cater to this demand by providing modern, well-designed, and well-managed homes that offer tenants the features and amenities they need, such as security, convenience, flexibility, and community.

 

Stable income: BTR developments can generate consistent and predictable rental income for investors, as they typically have longer-term tenancies, lower vacancy rates, and higher occupancy rates than traditional buy-to-let properties. According to the [British Property Federation], the average tenancy length for BTR properties is 18 months, compared to 12 months for the wider private rented sector, and the average vacancy rate for BTR properties is 5%, compared to 10% for the wider private rented sector. BTR projects can also benefit from rent indexation, which allows the rent to increase in line with inflation or market rates, ensuring that the income keeps pace with the costs and maintains its real value.

 

Equity Creation and Capital Growth: Developing a BTR project can create substantial equity within the development immediately upon the completion of the build project and also capital growth as property values naturally appreciate over time, as they are built to a high standard, maintained to a high quality, and located in areas with strong growth potential.

 

BTR projects can also benefit from economies of scale, as they can achieve lower operating costs and higher operational efficiency than individual properties whilst enhancing the value of the surrounding area, as they can regenerate local communities, improve infrastructure, and create employment opportunities.

 

EQUITY FUNDING

 

Equity funding allows Build to Rent developers to raise capital by bringing in investors who take a share of ownership rather than providing debt. It can enhance project viability, reduce reliance on senior debt, and attract partners aligned with long-term rental income goals. While this approach can strengthen financial capacity, it does mean sharing returns and decision-making. For a deeper look at how this works in practice, read our guide to Equity Funding for Build to Rent Developers

 

JOINT VENTURE FUNDING

 

Joint venture funding enables developers to partner with investors, landowners, or other developers to deliver larger or more complex Build to Rent schemes. Each party contributes expertise or capital, sharing both the risks and rewards. This structure can unlock opportunities that might otherwise be beyond a single developer’s reach, but it requires clear agreements and aligned objectives from the outset. Explore our insight on Joint Venture Funding in Build to Rent development to see how it can support growth and scale.

 

CHALLENGES FOR BTR PROJECTS

 

BTR is a promising sector in the UK property market, offering many benefits for both investors and tenants. However, not unlike build for sale projects BTR also faces some challenges and barriers that may hinder its growth and development. Some of the challenges and opportunities for BTR projects are:

 

Planning and regulation: Build to rent projects may encounter difficulties and delays in obtaining planning permission and complying with the planning and building regulations, as they may not fit into the existing frameworks and policies that are designed for traditional housing models. For example, developments may face issues such as the provision of affordable housing, the mix and size of units, the design and quality standards, and the parking and amenity requirements and therefore may require more time, resources, and negotiation to secure planning consent and meet the regulatory obligations.

 

Supply and competition: Although there is no shortage of funding options being led by build to rent development finance, BTR projects may face challenges and risks in securing and acquiring suitable land and sites for development, as they may face competition from other developers and sectors, such as the build to sell, the affordable housing, and the commercial sectors. For example, BTR projects may struggle to compete with the build to sell sector on price, as the latter can offer higher upfront payments and lower risk premiums to the landowners. BTR projects may also struggle to compete with the affordable housing and the commercial sectors on policy, as the former may have.

 

APPLYING FOR BUILD TO RENT DEVELOPMENT FINANCE: A STEP-BY-STEP-GUIDE

 

Before you begin the application process:

 

Consult with an Expert Broker

 

Reach out to an experienced broker that understands build to rent development finance.

 

At Evolve Finance we can guide you through the intricacies of the process, help you explore available options, and provide personalised advice.

 

Understand How It Works

 

• Loan Stages: The loan is released in stages. These align with different phases of your development project—starting from the construction phase, through milestones, and finally upon completion.

 

• Repayment Sources: Repayment typically comes from rental income once the properties are let or through refinancing to a lower interest rate long term commercial mortgage once the build project is complete.

 

Who Is It For?

 

Build to rent development finance primarily caters to:

 

• Professional Property Developers: Those experienced in property development.

• Landlords: Individuals planning to develop multiple properties for letting.

• Developers needing to cover costs before rental income flows in.

 

If your project aligns with the lending criteria, you’ll receive initial terms within 24 hours.

 

Whether you’re building apartments, townhouses, or other rental properties, understanding this unique financing option can open doors to lucrative opportunities in the property market!

 

Speak to a BTR Finance Expert

 

BTR developments remain an attractive investment option for those looking to tap into the UK’s growing rental market, benefiting from stable income, long-term capital growth, tax efficiency, and fully managed operations.

 

Both investors and developers can capitalise on the ongoing imbalance between high rental demand and limited supply — while also contributing to easing the UK’s wider housing pressures. If you’d like to explore the landscape in more depth, read our guide to Build to Rent: A Lucrative Path for Modern Developers.

 

With a healthy lender appetite for Build to Rent development finance, BTR schemes are well worth considering. They offer a scalable, future-proof model that aligns with shifting tenant expectations and the long-term evolution of the UK’s property market.