Office investment finance for headquarters buildings, business parks, multi-let suites and office-led mixed-use schemes. Lender appetite is sharply bifurcated by grade and ESG profile. CMB arranges office investment loans up to 65% LTV, owner-occupier mortgages up to 75% LTV, plus bridging and development finance for London offices.
The market context that shapes how lenders price and structure office debt, relevant to every London acquisition or refinance.
The UK office market continues to bifurcate. Grade A space with strong ESG credentials, modern floorplates and short-distance commute access trades at compressed yields and attracts the deepest lender competition. Secondary stock, particularly 1980s/1990s towers, suburban business parks with weakening covenant, and offices unable to clear EPC C by 2028, has seen yields widen sharply, lower LTV ceilings, and a far thinner lender panel. Lender questions on offices now routinely include EPC rating, capex liability, and WAULT to break, not just covenant strength.
London market signalPrime City yields have compressed to sub-4% but secondary locations offer 5-6% with strong tenant demand. Tech corridors in East London commanding premium rents with institutional investor interest.
UK-wide office yield bands and the LTV envelope lenders are writing today. London sits within these ranges; specific yields move with covenant strength, lease duration and asset grade.
Best-in-class asset, strong covenant, long unexpired term.
Solid asset, average covenant, moderate WAULT, typical London mid-market.
Standing investment with let asset; ICR-stressed at typically 130–145%.
Trading-business mortgage; affordability driven by P&L not rent.
Three lender tiers price office property differently. Matching the asset to the right tier is the single biggest determinant of margin, LTV and execution speed.
Compete aggressively on top-quality stock with strong covenants. Slow on credit decisioning but unbeatable margins for the right deal.
Dominate the £1m–£10m secondary investment space. Faster decisioning than high street; willing to take view on assets the high street declines.
Bridging, refurbishment, vacant-to-stabilised situations. Pricier but execute in days. Where most office value-add plays start.
Investment offices typically hold 5–10 year FRI leases, often with 5-year breaks; lenders prefer at least 4 years unbroken term to debt expiry, and will discount LTV materially below that. Owner-occupier loans run 15–25 year amortising terms and are available at higher LTV than investment.
Recent office sales in London sourced from HM Land Registry Price Paid Data. Use these as comparables when benchmarking valuations or pitching a lender.
Unit 18, Cumberland Business Park, London
Herbert Morrison House, 195, Walworth Road, London
Oliver House, 51 - 53, City Road, London
Source: HM Land Registry Price Paid Data, Cat B records, rolling 60 months.
The four most-used debt structures for office property in London, matched to the asset and the deal stage.
Term investment loan, 5-year fixed, interest-only or part-amortising
Owner-occupier commercial mortgage, 15–25 year amortising
Bridging loan for vacant office acquisition pre-letting (12–18 months)
Refurbishment finance to upgrade EPC ratings and re-let at improved tone
Underwriters apply consistent risk lenses to every office deal in London. Pre-empt these in your application and the conversation moves faster.
EPC compliance, sub-C rated stock faces major capex from 2027 MEES tightening
WAULT to break, short unexpired terms compress LTV and widen pricing
Tenant covenant, fintech/serviced office tenants get heavier underwriting scrutiny
Capex provision, secondary offices often need £30–80/sqft to compete for occupiers
Refinance risk, secondary offices have limited exit funder options today
The questions we're most often asked about office property finance in London, with data-grounded answers from current lender appetite and recent transaction comparables.
For Grade A offices in London with strong covenants and 5+ years unexpired lease term, lenders will go to 65% LTV, occasionally 70% on prime stock. For secondary offices, expect 50–60% LTV with sharper margin. Owner-occupier office loans reach 75% LTV against vacant possession value.
Yes, but selectively. London Grade A office investments with EPC B or better and strong covenants attract competitive bids from high-street and challenger banks. Secondary stock, particularly EPC D/E and short-WAULT, has a much thinner lender panel and pricing 100–200bps wider. We help match the asset to the lenders actively writing that grade.
EPC has become a central underwriting lens. Most mainstream lenders now require EPC C or better for new office investment loans, or a costed plan to reach EPC C before 2028 (when MEES regulations are expected to tighten). Sub-C rated offices in London are still financeable through specialist lenders but at lower LTV, higher rates, and shorter terms.
Yes, refurbishment bridging is one of the most common structures we arrange for London offices. Typical terms: 12–18 months, 65–70% LTV against day-one value, with capex held in retention. Exit is usually a stabilised investment loan post-refurb at 60–65% LTV against the upgraded value.
Type-specific finance briefings for the other commercial property types we cover in London.