Most people think property success starts with finding the right site.
But the truth? The deal only becomes real when the funding does.
In today’s market, capital is cautious, lenders are selective, and everyone’s talking about “tightening criteria.” Yet, deals are still getting done - not because of who has the most money, but because of who knows how to structure it best.
The New Reality of Property Finance
Traditional finance is slow to move. Banks want low risk, perfect credit, and predictable outcomes. The world we’re in doesn’t always fit that model.
That’s where private and alternative finance comes in - the agile, unregulated side of the market where professionals move faster and think creatively.
It’s not about cutting corners; it’s about understanding risk differently.
“In real estate, capital is everywhere - but structure decides who gets paid first, and who gets paid most.”
The Funding Stack Explained
Every deal is built in layers, and each one has a role to play:
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Equity or Land – your commitment, or the land you already control.
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Senior Debt – the main loan from a bank or private fund.
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Mezzanine Finance – fills the gap between what you have and what you need.
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Private Investor or JV Partner – flexible capital that can fund 90–100% of the deal.
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Exit or Refinance – the moment the hard work pays off.
Smart developers don’t just chase money; they design the stack to create control, transparency, and a clear exit.
That’s what gets a deal funded and keeps relationships strong.
Creative Structures That Make Deals Work
Funding doesn’t have to be formulaic. The best dealmakers mix creativity with discipline.
Here are some structures that are reshaping property finance:
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Vendor-Deferred Payment: Pay the landowner later, once planning or sales are achieved.
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100% JV Funding: The funder puts up all the money; you bring the expertise and delivery.
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Stretched Senior + Mezzanine: Combine two facilities to cover up to 95% of project costs.
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Forward Funding: An investor funds the build in stages, taking an early stake in the project.
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Forward Commitment: An investor agrees to buy the asset at completion — giving you guaranteed exit and confidence to build.
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Planning Uplift as Equity: Use your planning gain as your “cash in.”
“The best deals aren’t bought - they’re structured.”
The Rise of Joint Ventures & Private Capital
Joint ventures aren’t just a trend - they’ve become the engine behind most serious projects.
Investors today want transparency, structure, and shared upside.
They expect proper SPVs, clear profit waterfalls, and governance from day one.
If your JV feels casual, the capital won’t come.
The smart move? Treat your JV partner like a co-pilot, not a lender.
Align interests, agree the exit, and build trust early.
“You don’t always need money to make money - sometimes you just need to know who to call.”
Unregulated Doesn’t Mean Unsafe
People hear “unregulated” and think “risky.”
The truth is, it simply means these are business-to-business deals - between experienced operators.
These projects still have all the right checks:
✅ Legal contracts
✅ AML / KYC compliance
✅ Independent valuations
✅ Proper security and solicitor oversight
Unregulated deals move faster, flex harder, and often perform better - because they’re built around real opportunity, not bureaucracy.
What Private Investors Really Want
Private investors aren’t looking for the cheapest deal — they’re looking for the smartest one.
They want to see:
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Security: tangible protection on their capital
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Transparency: how funds will be used and monitored
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Exit Strategy: exactly when and how they get paid
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Alignment: that your interests are tied to theirs
Get those right, and investors won’t just fund you once - they’ll fund you for life.
Final Word
This isn’t just about finance. It’s about designing opportunity.
Money flows to clarity, confidence, and structure.
So whether you’re a developer, investor, or introducer:
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Build trust first.
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Design clean deals.
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Leave room for everyone to win.
Because in this market and every market - the smartest money goes where the smartest structures are.
Mclains Estate Agents helps developers, investors, and SMEs design smarter property deals that attract private capital and global partners - structuring deals where everyone wins.
