Family Office Property Finance
Private capital debt placement
We arrange property debt within our £2m to £100m+ transaction range for family offices and private investors. The process is discreet, evidence-led and coordinated with the client's tax, legal and investment advisers.
Typical use cases
- Direct acquisitions Senior, bridge or structured finance for commercial, mixed-use and investment property.
- Portfolio refinance Consolidating or replacing debt across assets, SPVs and differing maturity dates.
- Value-add investment Funding acquisition and capital expenditure where leasing, planning or refurbishment will improve value.
- Intergenerational restructure Coordinating finance around changes in ownership or holding structure, subject to specialist advice.
How we structure the deal
- We begin with the investment objective, ownership structure, asset plan and preferred balance between leverage, flexibility and cost.
- The lender process is controlled, approaching a focused group capable of handling the asset, structure and confidentiality requirements.
- Facilities can be arranged at asset, SPV or portfolio level, with guarantees and recourse considered alongside wider family governance.
- Finance terms are coordinated with tax and legal advisers so debt execution does not run ahead of the ownership strategy.
What lenders look for
- Borrower structure Clear beneficial ownership, governance, source of wealth and authority to enter the transaction.
- Asset strategy A defined hold, improvement, income or disposal plan supported by relevant experience.
- Liquidity Evidence of required equity, contingency and the capacity to support the asset where appropriate.
- Reporting Reliable financial, tenancy and property information even where the ownership structure is private.
Frequently asked questions
Can family office finance be arranged without a broad market process?
Yes. We can run a focused process with a limited number of suitable lenders where confidentiality is important.
Can several family-owned SPVs borrow together?
Potentially. The structure depends on ownership, guarantees, cross-collateralisation and advice from the family's legal and tax advisers.
Do lenders require personal guarantees?
Requirements vary by asset, leverage, borrower and lender. Guarantees and recourse are negotiated as part of the overall risk structure.
Can finance support a value-add strategy?
Yes. Facilities may include acquisition and capital expenditure funding where the works, leasing plan and exit are well evidenced.
Can you work with our existing advisers?
Yes. We routinely coordinate the finance workstream with the client's lawyers, accountants, tax advisers and investment team.
Offices
Registered and North of England office: Ayrshire Lodge, Brass Castle Lane, Nunthorpe, Middlesbrough, TS8 9EB.
London office: 167-169 Great Portland Street, 5th Floor, London, W1W 5PF.
Telephone +44 7746 212528. Email som@unicorn-commercial.co.uk
Unicorn Capital Advisory is a trading name of Unicorn Capital Advisory LLP (LLP No. OC459692). Finance is arranged for business purposes only and is not regulated by the Financial Conduct Authority.
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