Short-term commercial property finance for BV investors

Short-term commercial property finance is a temporary loan secured against an investment property, used to buy and renovate before refinancing to a long-term facility. Terms run in months rather than decades. Specialised lenders assess the project, the collateral value and your exit strategy, rather than applying standard retail lending criteria.

Bouvy Advies is an independent adviser (AFM licence 12046005). We compare these facilities, request current written quotations per lender, calculate the full cost and align the structure with your liquidity and long-term investment strategy.

When does a private lender make sense?

A specialised private real estate lender can be particularly relevant when:

• You need to complete quickly and traditional bank processes are too slow or inflexible.
• The property requires renovation, conversion or redevelopment before it becomes fully “bankable”.
• You plan to use short-term finance and refinance to a long-term bank or buy-to-let mortgage afterwards.
• You invest through a BV and need tailor-made solutions in terms of loan-to-value (LTV), construction deposit and securities.

These lenders focus primarily on the project, the collateral value and feasibility, rather than purely on standard retail lending criteria.

Which lenders do we work with?

We work most frequently with DCMF. Their bridge loan application form (February 2026) sets out clearly what they expect from a borrower, and these are the points on which applications most often fail:

• At least two years of demonstrable property investment experience.
• The application is made in the normal course of your profession or business.
• The property is not intended for occupation by you or by direct family members.
• Market value is stated both in current condition and after renovation.
• A documented exit strategy per property, plus the requested term in months.

We also place business with Pearl Capital and RNHB. Which lender fits best depends on the project, the timeline and your existing portfolio, so we compare rather than default to one party.

What are the typical terms?

Terms differ per lender and there is no market standard. We deliberately publish no loan-to-value, maximum loan size or construction deposit percentage on this page, and the reason is worth knowing: we hold two documents from the same lender that contradict each other on exactly those three figures, and neither carries a version date of its own. Publishing either set would give you a number that looks precise and is not.

What both documents do agree on, and what we are therefore willing to put in writing:

• Bridging facilities up to 18 months.
• A binding proposal within 24 hours of a complete application.
• Completion at the notary within five working days.
• A construction deposit paid out in stages as the works progress, against invoices.

Those four come from Pearl Capital's own published material and are consistent across both documents we hold (brochure and one pager; the PDF metadata dates them February 2026 and November 2025, but neither states a version date, so treat those as approximate). What the two documents disagree on is loan-to-value, maximum loan size and the construction deposit ceiling, and that is precisely why you will not find those three here. For your project we request a current written quotation per lender, dated and confirmed in writing, and compare those side by side.

We deliberately do not publish indicative interest rates or arrangement fees on this page. Pricing in this segment moves, it is quoted per project and per risk profile, and a stale figure on a website is worse than no figure at all. We request a current written quotation per lender for your specific project and translate the offers into comparable scenarios before you commit.

How Bouvy Advies adds value

As an independent adviser, Bouvy Advies works with several private real estate lenders that specialise in fast commercial property finance with construction deposits.

We support you by:

• Assessing your project (purchase, renovation, value now and after works, rental potential).
• Comparing lender terms (interest, fees, LTV, construction deposit rules, term).
• Calculating total cost, liquidity impact and refinancing scenarios.
• Coordinating with valuers, notaries and, where relevant, your accountant or tax adviser.

This gives you a realistic, numbers-based view of both the opportunities and the risks, before you tie up capital in a project. Note that we advise on the financing. We are not tax advisers, so the tax treatment within your BV is something we coordinate with your accountant.

Frequently asked questions

Schedule an initial consultation

Are you planning to purchase and renovate an investment property through your BV and looking for short-term commercial property finance with a construction deposit? Get in touch with Bouvy Advies for an initial, no-obligation assessment and a comparison of specialised private lenders in the Dutch market.

Contact Bouvy Advies