11 Deals, 5 Markets, 4 Currencies
At Global Mortgage Group, we believe in radical transparency. Every month, we publish a full account of the bridging loans we have funded across our global markets — the deal structures, the borrower profiles, the timelines, and the outcomes. February 2025 was one of our strongest months to date: 11 funded transactions across Singapore, the United States, Australia, London, and Thailand, with an average drawdown under 14 business days.
Each deal below represents a borrower who needed fast, flexible, asset-led financing — and a conventional bank that could not deliver it at pace. This is the international bridging loan market as it actually operates.
Singapore Bridging Loans — 3 Deals Funded
Singapore remains GMG's largest single bridging market. ABSD constraints, TDSR limitations, and an increasingly cross-border HNWI client base continue to generate strong demand for fast, flexible, asset-led financing that conventional banks simply cannot deliver. In February we funded three Singapore transactions spanning a Good Class Bungalow in District 10, a Sentosa Cove waterfront villa, and an unencumbered Orchard Road freehold condominium.
Deal 1 — Good Class Bungalow, District 10: Equity Release for Co-Investment
Loan: S$17,200,000
LTV: 48%
Term: 12 months
Rate: 6.0% p.a.
Drawdown: 20 business days
A family office principal held significant GCB equity but faced a tight co-investment window for a UK commercial bridging deal. Conventional bank refinancing would have taken 8–12 weeks and triggered a review of offshore income structures — well outside the window available. GMG drew in under a month. The client participated in the UK deal on time.
Deal 2 — Sentosa Cove Waterfront Villa: Purchase Completion Bridge
Loan: S$4,000,000
LTV: 60%
Term: 6 months
Rate: 8.5% p.a.
Drawdown: 28 business days
A Chinese national EP holder needed to complete the purchase of a Sentosa Cove waterfront villa while awaiting Shanghai condominium sale proceeds held up by PRC regulatory processing. Without a bridge, the client would have forfeited a 5% option fee and lost a below-market acquisition price. GMG underwrote on the asset and the exit — not on local income statements. Property secured.
Deal 3 — Orchard Road Freehold Condominium: Renovation-to-Sale Bridge
Loan: S$2,400,000
LTV: 40%
Term: 9 months
Rate: 5.8% p.a.
Drawdown: 10 business days (returning client — expedited)
A Singapore citizen managing a six-property investment portfolio wanted to renovate a freehold Orchard Road condominium before sale, knowing a premium finish would command meaningfully more than the pre-renovation value. He lacked the liquid capital to fund S$300,000+ in works without disrupting his broader portfolio. GMG provided the runway. Sale is targeted for Q3 2025 at 15–20% above pre-renovation value.
US Bridging Loans for Foreign Nationals — 3 Deals Funded
Through our subsidiary America Mortgages — the only US lender focused exclusively on overseas borrowers — GMG funds cash-out equity bridge loans across major US markets for foreign nationals and globally mobile HNWIs. Our February borrowers came from Singapore, Hong Kong, and the UK. No US tax returns. No SSN. No W-2 income required. Qualification is based entirely on the asset and the equity position.
Deal 4 — Miami Beach Condominium: Cash-Out Equity Bridge
Loan: US$3,200,000
LTV: 60%
Term: 12 months, interest-only
Rate: From 10.25% p.a.
Drawdown: 22 business days
A Singapore-based British national owned a Miami Beach condominium outright and needed to release equity to fund a private equity co-investment in Southeast Asia — without selling a US property he expected to appreciate further. US banks declined: no US income, no SSN, no local credit file. America Mortgages underwrote entirely on property value and the client's global net worth profile. Cash out was delivered in 12 business days. The co-investment completed on schedule.
Deal 5 — Beverly Hills Residential Property: Cash-Out Equity Bridge
Loan: US$4,800,000
LTV: 55%
Term: 12 months, interest-only
Rate: From 10.5% p.a.
Drawdown: 21 business days
A Hong Kong family office principal held a fully paid Beverly Hills residential property and needed equity release to meet the subscription window for a Hong Kong private credit opportunity. Two US private banks declined due to the absence of US-sourced income documentation. America Mortgages assessed the loan purely on collateral strength and asset quality. The client had indicative terms within 48 hours and cash in hand in 11 business days. The Hong Kong subscription was met comfortably.
Deal 6 — Manhattan Upper East Side Apartment: Cash-Out Equity Bridge
Loan: US$4,500,000
LTV: 52%
Term: 12 months, interest-only
Rate: From 10.75% p.a.
Drawdown: 34 business days
A London-based European HNWI had held a luxury Upper East Side apartment unmortgaged since 2019 and required equity release to fund a commercial real estate acquisition in the UK — without liquidating a New York asset he expected to continue appreciating. America Mortgages structured a clean cash-out bridge with a single exit: refinance to a conventional international mortgage or repay from UK transaction proceeds. Funded in 14 business days. UK acquisition completed.
What these three US deals share: all three borrowers owned US property outright or with substantial equity; all three needed liquidity fast for opportunities outside the US; all three had been declined by at least one US bank due to the absence of domestic income documentation; and all three funded through America Mortgages in under 14 business days — with no US tax returns, no SSN, and no W-2 income required. This is the America Mortgages proposition in its clearest form: your US property equity should work for you, wherever in the world you are.
Australian Bridging Loans — 2 Deals Funded
Australia is a core GMG bridging market. Rising asset prices and tight supply have produced significant equity positions across residential and commercial property — but accessing that equity from overseas can be challenging due to bank documentation, verification, and servicing requirements. GMG's cross-border platform removes that barrier entirely.
Deal 7 — Double Bay, Sydney: Equity Release for Overseas Borrower
Loan: A$5,800,000
LTV: 58%
Term: 12 months
Rate: 8.9% p.a. (AUD)
Drawdown: 20 business days
A Singapore-based Australian investment professional held a prime Sydney Eastern Suburbs house as his largest single asset — but accessing that equity from overseas presented the usual bank documentation and servicing hurdles. GMG's cross-border platform enabled remote execution. The client unlocked A$5.8 million of liquidity to fund urgent business expenses in Southeast Asia without touching the Sydney property.
Deal 8 — South Yarra, Melbourne: Commercial Mixed-Use Refinance
Loan: A$3,400,000
LTV: 50%
Term: 12 months
Rate: 13.5% p.a. (AUD)
Drawdown: 21 business days
A mixed-use commercial building in South Yarra required refinancing of an expiring Australian bank facility, with a hold-back element to fund ground floor refurbishment. Australian banks declined on the basis of current vacancy. GMG underwrote on post-refurbishment value and income potential — the forward-looking, judgment-led approach that distinguishes specialist bridging from conventional bank lending. Refurbishment is underway, with lease-up targeted for Q3 2026.
London Bridging Loans — 1 Deal Funded
Prime Central London remains one of the world's most active markets for HNWI property acquisition. Off-market PCL transactions move fast — frequently requiring exchange within 2–3 weeks. Conventional UK mortgage lenders simply cannot operate at that pace, making specialist bridging finance essential for serious buyers.
Deal 9 — Chelsea Townhouse, Prime Central London: Acquisition Bridge
Loan: £4,200,000 (~S$7,100,000)
LTV: 55% (RICS valuation)
Term: 12 months
Rate: From 0.85% per month (GBP)
Drawdown: 17 business days (funded in 12)
A Hong Kong national Singapore PR family office principal was acquiring a five-bedroom Chelsea freehold townhouse off-market. The seller required fast exchange and a conventional mortgage timeline was entirely unworkable. GMG funded in 12 business days. The client exchanged and completed in under three weeks, securing the property at a price already at a material premium to the acquisition cost.
Thailand Bridging Loans — 1 Deal Funded
Thailand is GMG's fastest-growing bridging market in Southeast Asia. Phuket's luxury villa and branded residence market has seen extraordinary demand from Hong Kong, Singapore, and European HNWIs, and development completion bridges are among the most common financing requirements we see. We expect the Thailand pipeline to continue growing significantly through the remainder of 2025.
Deal 10 — Kamala Beach, Phuket: Development Bridge
Loan: US$2,000,000 (~S$2,700,000 / THB 70M)
LTV: 40%
Term: 18 months
Rate: 12.0% p.a. (USD)
Drawdown: 28 business days (Thai legal and corporate structure review)
A British national Singapore PR technology entrepreneur needed to cover the downpayment on a luxury pool villa in Pattaya while his current Kamala Beach property completed its sale to a confirmed Hong Kong buyer. Thai banks have limited appetite to lend to foreigners on high-value residential assets. GMG underwrote against the current market value of the completed freehold villa, held via a Thai corporate structure. The existing sale to the Hong Kong buyer provides a clear and defined exit.
What All 11 Deals Have in Common
Ten different transactions. Four currencies. Five markets. But the same story in every case: a client who needed capital fast, a conventional bank that could not help, and GMG that could.
The borrower profiles span Singapore PRs, Chinese nationals, Hong Kong family office principals, British nationals, European HNWIs, and Australian expats. Some had offshore income. Some had corporate structures. Some had no US credit history. Some had been declined by multiple banks before they called us. That is not despite our underwriting approach — it is because of it. GMG underwrites on the asset, the equity position, and the exit. We do not decline transactions because a borrower profile does not fit a domestic income model designed for a different kind of client.
A Note for Private Bankers and Referral Partners
If you are a private banker or relationship manager in Singapore, Hong Kong, or elsewhere with HNWI clients who hold real estate across multiple markets — or clients who need liquidity from property without triggering a full mortgage restructure — GMG is a resource you should have in your toolkit.
We do not displace your client relationship. We work alongside it. Referral fees apply to eligible introductions across all markets. Indicative terms are available within 48 hours of receiving basic deal parameters. Reach out directly or connect via www.gmg.asia.
March 2025 Pipeline Is Open
GMG is actively funding bridging loans across all five markets in March 2025: Singapore, the United States, Australia, the United Kingdom, and Thailand. If you — or a client — are looking at a bridging loan in any of these markets, the conversation starts here.
Donald Klip, Head – GMG Capital Advisory
