# UK Non-Dom Reform and Bridging Finance: The Property Restructure Gap

Insights article · United Kingdom · Published 2026-10-21

> The April 2025 abolition of the remittance basis is forcing long-term non-doms to restructure UK property holdings. Each structural move creates a financing gap no high-street lender will touch. A bridging loan for a foreign national covers the transition, assessed on asset and exit.

The April 2025 abolition of the remittance basis changed the calculation for many long-term UK residents who hold property through offshore structures. Under the new rules, anyone who has been UK resident for at least 10 of the previous 20 tax years counts as a [long-term resident and falls within the IHT net on worldwide assets](https://www.gov.uk/guidance/inheritance-tax-long-term-uk-residence-rules), and the offshore trust or holding company that once sheltered a prime London asset may now be the wrong vehicle entirely.

Accountants and tax counsel are advising clients to move assets: from personal names into UK SPVs, out of offshore trusts into direct ownership, or between structures to manage the new exposure. Each transition creates a window where the old vehicle has disposed of the asset and the new one is not yet ready to receive it. That window is where transactions fall apart.

A bridging loan for a foreign national in the UK sits at exactly this junction. Mainstream banks will not lend to a borrower entity that is mid-formation, has no UK income history, and draws profits from abroad. Private lenders read the asset and the exit, not the entity's tax status.

> **Why this matters:** When a non-dom restructure creates a gap between the old and new holding vehicle, a conventional mortgage cannot bridge it: the borrower entity does not yet have the trading history any bank will accept.

## Highlights

- Term sheet typically within 24 hours; drawdown typically about two weeks
- Loan term: 3–24 months
- Loan size: £1M–£100M
- Eligible security: UK residential, commercial and mixed-use property
- Loan-to-value: up to 75%
- Typical borrowers: high-net-worth individuals, family offices and corporates (UK-registered or overseas)
- [Discuss your restructure with our team](https://www.rikvincapital.com/uk/contact-us)

## Why Non-Dom Reform Creates a Financing Gap

The change to UK non-domicile tax rules, which took effect in April 2025, replaced the remittance basis with a residence-based system. For property holders, the practical consequence is that a structure which was tax-efficient under the previous regime may now carry significant IHT exposure, particularly for those who meet the long-term residence test.

The legal and tax work to restructure a holding can take months: forming a new entity, obtaining a Report on Title under the new structure, managing SDLT on any intra-group transfer where relief is unavailable, and keeping ATED filings current where a company holds residential property above the threshold. During that period, a refinancing is often needed to release equity from the existing structure or to fund the incoming entity while the outgoing one winds down.

No mainstream lender will assess that situation favourably. The borrower entity may have been incorporated three months ago, income is offshore, and the restructure is mid-flight. A [bridging loan for a foreign national](https://www.rikvincapital.com/uk/bridging-loans/foreigner-bridging-loans) cuts through that. We lend against the asset and your documented exit (the sale, the refinance, or the long-term mortgage once the new structure has sufficient history), not against whether the entity looks like a standard UK borrower.

## How a Private Lender Assesses a Foreign National Borrower

Rikvin Capital is a direct private lender operating in the UK, lending mainly to high-net-worth individuals, family offices and corporate borrowers. We are not a bank, and we are not bound by the same underwriting conventions.

What we actually assess: the asset (value, condition, title, marketability), the exit (credibility and timeline), and source of funds (KYC and AML compliance, regardless of domicile). If the exit is a refinance onto a conventional mortgage or private bank term loan, we look at whether the incoming entity will qualify once it has the required history. If the exit is a sale, the buyer quality and timeline matter far more than where the borrower pays tax.

For UK property held in [offshore SPVs and trusts](https://www.rikvincapital.com/uk/insights/bridge-lending-offshore-spv-uk-property), additional due diligence applies: beneficial ownership declarations, the corporate KYC chain across all holding entities, and confirmation that ATED and other company-level obligations are current. This is manageable, but it adds time.

## Common Restructure Scenarios After the Reform

Most enquiries from restructuring non-doms fall into three patterns.

**Offshore trust to personal name or UK SPV.** The trust disposes of the asset; the beneficiary needs to fund the purchase into the new vehicle before disposal proceeds arrive or before the new entity can draw on long-term financing. A bridge covers that gap.

**Mid-restructure refinance.** A property in an existing offshore company needs a new loan while the corporate structure is changing, perhaps because the existing lender has called the facility or will not continue lending to the new entity. A [refinancing bridge](https://www.rikvincapital.com/uk/bridging-loans/refinancing-bridging-loans) replaces the existing debt for the duration of the transition.

**Development exit or renovation hold.** Some non-doms are using this moment to extract a property from a company structure and sell it as a finished or improved asset. A bridge can carry the asset through the sale campaign; funding the final works as well is considered case by case, subject to terms.

In every case, the lender's question is the same: is the asset worth what we are lending against it, and is the exit credible? Everything else is due diligence, not a disqualifier.

![Mayfair street in prime central London](https://media.rikvincapital.com/rikvin-media/unsplash-1785809922360-5370-1200x630.jpg)
*Mayfair, where a good share of offshore-held prime London residential property sits. The financing question is the transition between vehicles, not the postcode.*

## When a Bridge Is Right and When It Is Not

A bridging loan for a foreign national is the right tool when the gap is finite and the exit is clear. If your restructure has a defined end point (a DIP from a private bank, a buyer under offer, a restructure completing within 24 months), a bridge is efficient and proportionate. Our [residential bridging loan page](https://www.rikvincapital.com/uk/bridging-loans/residential-bridging-loan) covers the full parameters for UK property.

It is the wrong tool when the restructure is open-ended and there is no credible exit within the term. If the new entity will not be able to refinance for three or more years, a bridge is an expensive holding position. A longer-term private credit facility is more appropriate, and we will say so directly.

Clean title is non-negotiable. If there is a genuine dispute over beneficial ownership mid-restructure, or an existing charge that cannot be repaid from the bridge proceeds, the deal cannot proceed until those are resolved. We lend on a first charge only. Similarly, [SDLT obligations](https://www.gov.uk/stamp-duty-land-tax) and any outstanding ATED filings must be current at drawdown. We are not a tax adviser; your tax counsel manages that work.

The non-dom reform has created real urgency for many property holders. A well-structured bridging loan, sized correctly and with a credible exit that the advisers around the deal can support, is often the most direct route through the transition.

## Frequently asked questions

### Can a non-dom foreign national get a bridging loan in the UK?

Yes. We lend to high-net-worth individuals, family offices and corporate borrowers regardless of UK domicile or tax status. The asset and the exit are what we underwrite. We have funded deals where the borrower is offshore, the holding vehicle is a non-UK company, and the exit is a private bank refinance. All terms are indicative and subject to due diligence.

### Will restructuring my property holding affect my eligibility?

Not in itself. A mid-restructure application means we need clarity on which entity is borrowing, which holds title, and what the exit looks like from the incoming structure. Additional corporate KYC applies to offshore holding chains. This adds time but does not prevent a well-structured deal.

### How long does drawdown take for an offshore or foreign national borrower?

Typically about two weeks from term sheet. KYC on offshore structures and multi-entity chains takes longer than a straightforward UK borrower, so complete documentation from day one is essential. Where the deal is urgent and the file is clean, we have drawn down inside seven days.

### Does ATED affect whether I can borrow against a UK property?

ATED is a tax obligation on the holding company, not a lending condition. We will not draw down against a property where ATED filings are materially in arrears, as that creates a risk to the security. Your tax adviser should confirm filings are current before we begin legal due diligence.

### What LTV can I expect on a mid-restructure bridge?

Up to 75% of the open market value, subject to an independent valuation and the clarity of the exit. Where the holding structure is complex or title has unusual features, we will be conservative until those are resolved. All figures are indicative.

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