Industrial unit and warehouse mortgages
Buying the unit you trade from, or an industrial investment let to someone else, is mainstream lending: 32 of the 45 commercial mortgage lenders on our panel lend on industrial property. What separates them is the deposit they want, how they treat the lease and the yard, and whether they will fund a unit that needs work.
We introduce limited companies and LLPs to the lenders whose industrial criteria fit the unit, the covenant and your plans for it. Free to you, and nothing goes anywhere without your say-so.
The industrial panel in numbers
Distinct lenders on our panel with a live product for each situation.
32
of 45 commercial mortgage lenders lend on industrial units and warehouses
36
lend on offices, for mixed office and warehouse units
21
accept investors with no commercial landlord experience
35
of 53 bridging lenders fund a heavy refurbishment first
16
bridging lenders will lend on land with planning for a new unit
42
bridging lenders accept slight adverse credit on the way in
Counts are distinct lenders on our panel with at least one live product matching the criterion, checked September 2026. Panel composition changes over time, and meeting a criterion is not an offer: every case is subject to the lender's own checks.
What rates run at on our panel
Commercial mortgage pricing on our panel at a common benchmark, cleaned of outliers. Industrial investment with a strong tenant tends to price towards the lower end; owner-occupied workshops with thin accounts towards the upper.
Annual rate at 70% LTV
4.6% to 11.4%
median around 7.3% across 402 products
Maximum loan-to-value
typically around 75%
higher on a small number of products against extra security
Spans cover the products on our panel as at September 2026, after removing implausible outliers, and describe the market we place cases into, not an offer to you. Your rate depends on the lender's assessment of your case. Panel composition and pricing change over time, and we introduce rather than advise.
Where industrial deals are decided
Owner-occupier or investment
An owner-occupier is underwritten on the trading accounts of the business moving in; an investment is underwritten on the lease. Same building, different lender list, different deposit. Say which you are at the start.
The lease
For an investment unit the tenant covenant and the unexpired term drive everything. Under five years unexpired, or a break clause inside the loan term, and several lenders drop out or cut the loan-to-value.
EPC and condition
Sub-E ratings block letting and worry lenders. A unit that needs a roof, cladding or a mezzanine is usually a bridge-then-refinance rather than a single mortgage.
Site and environment
Yard, access, power supply and contamination history all feed the valuation. Heavy-industry sites get a fuller environmental report, which adds cost and weeks.
A note on who we take on
We currently work with UK limited companies and LLPs only, for business and commercial purposes. We complete non-regulated introductions and are not authorised by the Financial Conduct Authority. We do not arrange regulated residential mortgages or lending secured on a home someone lives in.
The panel behind this page
Industrial cases go to the 32 lenders on our commercial mortgage panel of 45 that lend on industrial property, with the bridging panel behind them for units that need work first, part of 200+ lenders across all products. That range matters more than any single rate: the lender that suits a five-year-old limited company with clean accounts is rarely the one that suits a seasonal business or a director with a past blip, and a broker with a shallow panel has to force your case into whichever box it holds.
Names you may recognise on the panel
Examples from our panel as at September 2026, not an endorsement of any lender and not the full list. We check criteria first and put your case only to lenders whose requirements you fit. The full panel by product is in our lender directory, and how we choose is set out on our how we work page.
Frequently asked questions
How many lenders will lend on an industrial unit?▼
On our panel, 32 of the 45 commercial mortgage lenders lend on industrial property, which puts it in the mainstream alongside offices (36) and retail (34). Figures checked September 2026; panel composition changes over time.
What deposit do I need for a warehouse or industrial unit?▼
Typically 25 to 30 percent for an owner-occupier and 30 to 35 percent for an investment purchase. The maximum loan-to-value on our commercial mortgage panel is typically around 75%, with a small number of products going higher against additional security. A lender will also look at the covenant: a unit let to a strong tenant on a long lease supports a higher loan than the same unit with a year left on the lease.
Does the EPC rating matter?▼
Yes, and increasingly. Since April 2023 it has been unlawful to continue letting most commercial property in England and Wales with an EPC rating below E, so lenders on investment units check the certificate at valuation and may retain funds or decline where the unit falls short. Owner-occupiers are not caught by the letting rule, but the lender will still want to know what the unit would let for if it ever had to be sold with vacant possession.
Can I buy a unit at auction or one that needs work?▼
A commercial mortgage rarely completes inside an auction timetable. The usual route is a bridging loan to complete, then a refinance onto a term mortgage once the unit is let or trading. 35 of our bridging lenders fund a heavy refurbishment and 16 will lend on land with planning, so a unit that needs a new roof or a mezzanine is fundable in two steps.
What about the yard, contamination and access?▼
Industrial valuations look harder at what surrounds the building than an office valuation would: yard size and surface, HGV access, service capacity, and any history of contaminating use on the site or next door. A desktop environmental search is standard; a full Phase 1 report is common where the site has a heavy-industry past. Budget for the reports and for the time they take.
Is a mortgage on an industrial unit regulated?▼
Lending to a limited company or LLP on commercial premises is generally unregulated commercial lending. A property with living accommodation attached can be different, and we do not arrange regulated mortgage contracts. CapExpand introduces limited companies and LLPs on a non-regulated basis and is not an FCA-authorised firm.
Related guides
Important information
CapExpand Ltd is not authorised by the Financial Conduct Authority and can only complete non-regulated introductions. We work with UK limited companies and LLPs only, for business and commercial purposes. We are not a lender and we do not provide financial, tax or legal advice. We do not arrange regulated residential mortgages, consumer buy-to-let mortgages or any other regulated mortgage contracts. We work with a panel of lenders whose particulars are available on request, and we receive commission from the lender if a deal completes, at no cost to you. All lending is subject to status, valuation where applicable and the lender's own checks.
Registered office: Pure Offices, Lake View Drive, Annesley, Nottingham, NG15 0DT. Company No. 14433858.
Tell us about the unit
Size, location, whether you will occupy it or let it, the lease if there is one, and the condition. We come back with the lenders whose industrial criteria fit.