For family offices and ultra-high-net-worth investors, property wealth is rarely accidental. Prime residential assets in London, the South of France, Monaco, Geneva, and other global centres are often acquired over decades, frequently without leverage, and held as long-term stores of value rather than transactional investments. Mortgage-free ownership has traditionally been associated with capital preservation, discretion, and insulation from market volatility.

This approach has served many families well. Unencumbered property offers certainty, flexibility, and intergenerational continuity. It avoids lender interference, refinancing risk, and the need to justify decisions to third parties. For many family offices, this philosophy remains central to how property is held within the wider balance sheet.

However, in 2025, a growing number of family offices are actively reassessing whether holding substantial volumes of dormant equity remains the most efficient use of capital. The question is no longer whether leverage is safe, but whether not using leverage represents an opportunity cost.

Rising global capital requirements, evolving private investment strategies, and increasing focus on liquidity planning across generations have changed how sophisticated investors view debt. Unencumbered property portfolios, particularly those in blue-chip locations, are now being viewed as underutilised balance sheet assets rather than purely defensive holdings.

Strategic borrowing against unencumbered property is not about distress finance or speculative leverage. It is about liquidity management, capital efficiency, and the ability to deploy funds dynamically across private equity, private credit, operating businesses, and opportunistic real asset investments—without compromising long-term ownership of core properties.

Willow Private Finance works closely with family offices, private banks, and specialist lenders to structure bespoke portfolio-based lending solutions that unlock liquidity while preserving control, confidentiality, and flexibility. This guide explores how these facilities are structured in 2025, how lenders underwrite them, and where expert structuring materially improves outcomes.

Market Context in 2025: Why Family Offices Are Releveraging

The lending environment for high-value, property-backed finance has evolved significantly over the past five years. While the era of ultra-cheap debt has passed, the market has matured into one that is more disciplined, more transparent, and—crucially—more aligned with the needs of long-term capital holders.

Private banks and specialist lenders are increasingly comfortable deploying large amounts of capital at relatively low loan-to-value ratios, provided the underlying assets are prime, well-located, and unencumbered. For lenders, this represents an attractive risk-adjusted exposure in an environment where regulatory capital constraints have reduced appetite for higher-risk lending elsewhere.

Several structural factors are driving family offices to re-engage with leverage in 2025.

First, interest rates, while higher than the previous decade, remain competitive when viewed against expected returns on private markets. Many family offices are targeting returns well in excess of senior lending costs through private credit, structured finance, operating businesses, and selective real estate strategies. Against this backdrop, leaving large pools of capital locked into unproductive equity is increasingly difficult to justify.

Second, family offices are managing more complex, multi-jurisdictional portfolios than ever before. Assets may be held across multiple countries, vehicles, and generations, each with different liquidity needs and timelines. Portfolio finance allows capital to be accessed centrally, rather than forcing piecemeal disposals or restructurings.

Third, succession planning and intergenerational governance are placing renewed emphasis on balance sheet efficiency. Rather than simply passing assets intact, many families are now focused on ensuring that future generations inherit flexible, resilient structures capable of adapting to changing economic and regulatory conditions.

At the same time, lenders are actively competing for high-quality, low-risk exposure. Prime residential property in established global cities continues to be viewed as a core form of collateral, particularly when assets are mortgage-free and professionally managed. This convergence of borrower need and lender appetite has created a favourable environment for well-structured portfolio finance—provided it is approached correctly.

How Portfolio Finance Against Unencumbered Assets Works

Portfolio finance differs fundamentally from conventional residential or buy-to-let lending. Rather than assessing properties individually, lenders take a holistic view of the asset base, the ownership structure, and the borrower’s wider financial position.

Unencumbered properties can be pooled together under a single lending facility, often using cross-collateralisation. This allows borrowing to be raised against the combined value of the portfolio rather than being constrained by the characteristics of any one asset. Prime assets can effectively support liquidity requirements without forcing each property to stand alone.

In practice, lenders will analyse the geographic spread of the portfolio, the quality and liquidity of each asset, local market depth, legal enforceability, and the robustness of the ownership structure. Properties in Prime Central London, Cannes, Monaco, and similar markets are particularly attractive due to their depth of demand and historical resilience.

Facilities are typically structured at conservative loan-to-value ratios, often between 30% and 50%, although lower leverage is common for family offices prioritising flexibility over maximum proceeds. This conservative approach underpins favourable pricing and covenant-light terms.

Interest-only structures are frequently used, reflecting the fact that the objective is liquidity rather than amortisation. Facilities may be arranged as term loans, revolving credit facilities, or hybrid structures that allow capital to be drawn, repaid, and recycled as investment needs evolve.

Crucially, these facilities are bespoke. They are designed around how capital will be used, how long it will be deployed, and how the family office wants the structure to evolve over time. This is materially different from retail or even conventional private bank mortgage products.

This broader asset-based approach aligns closely with the principles outlined in our analysis of asset-based lending strategies for high-net-worth borrowers, where balance sheet strength replaces income as the primary underwriting driver.

What Lenders Are Really Looking For in 2025

In portfolio-based lending for family offices, underwriting focus has shifted decisively away from personal income and towards asset quality, governance, and strategic intent.

Lenders place significant emphasis on the underlying properties themselves. Location, market depth, legal title, and long-term liquidity are paramount. Prime residential assets in established markets are favoured not because of headline values alone, but because they can be realised efficiently if required.

Ownership structures are also scrutinised closely. Whether assets are held personally, through corporate vehicles, trusts, or family investment companies, lenders want clarity, transparency, and enforceability. Complex structures are not a barrier, but they must be coherent and professionally administered.

Wealth provenance is another key consideration. Lenders expect clear evidence of how assets have been accumulated, particularly where wealth spans multiple generations or jurisdictions. This is not merely a compliance exercise; it underpins lender confidence in the sustainability of the balance sheet.

Finally, lenders place considerable weight on the rationale for borrowing. Liquidity deployed into income-generating or value-accretive investments is viewed very differently from capital raised for discretionary or lifestyle purposes. Family offices that can articulate a clear strategic use of funds are typically rewarded with greater flexibility and more favourable terms.

This mirrors the approach discussed in our guide on how private banks assess net worth for large UK mortgages, where professional presentation and strategic clarity materially influence outcomes.

Common Challenges Family Offices Encounter

Despite holding strong asset positions, many family offices encounter unnecessary friction when engaging lenders directly.

High-street banks lack both the mandate and expertise to assess complex, multi-asset portfolios or non-standard ownership structures. Their models are income-driven and ill-suited to balance-sheet-led borrowers.

Even private banks can present challenges. Internal concentration limits, country exposure caps, and conservative valuation policies can restrict flexibility, particularly where assets span multiple jurisdictions. A lender comfortable with UK property may be reluctant to take exposure in France or Monaco, regardless of asset quality.

Cross-border portfolios introduce additional layers of legal, tax, and enforcement complexity. Not all lenders have the infrastructure or appetite to manage these risks, which can result in delays, restrictive terms, or outright rejection.

Perhaps most critically, poorly structured approaches can lead to over-collateralisation, inflexible covenants, or facilities that fail to evolve alongside the family office’s wider strategy. These outcomes are rarely a reflection of asset quality, but rather of misaligned lender selection and inadequate structuring.

Strategic Solutions That Preserve Control and Flexibility

The most effective portfolio finance solutions are designed with optionality at their core. Rather than maximising leverage, the focus is on preserving strategic control and long-term adaptability.

This often involves blending UK and international lenders to diversify risk and avoid concentration constraints. Facilities may be layered or segmented to reflect different asset pools or investment horizons.

Operating liquidity is typically separated from long-term strategic capital, ensuring that day-to-day requirements do not constrain longer-term decision-making. Release clauses are built in to allow individual properties to be removed from security as portfolios evolve or assets are sold.

Loan terms are aligned with the family office’s investment horizon, not arbitrary banking timelines. Where possible, covenants are kept light, and prepayment flexibility is prioritised.

These principles are consistent with best practice in private bank mortgage structuring for ultra-high-value properties, where flexibility and control are valued above headline pricing.

When executed correctly, portfolio finance becomes a strategic enabler rather than a constraint.

Hypothetical Scenario: A £50m+ Unencumbered Portfolio

Consider a family office holding a £50m+ portfolio of unencumbered residential assets across Prime Central London and the South of France.

Rather than selling assets to fund new opportunities, the portfolio is used to support a cross-collateralised facility at sub-40% loan-to-value. This provides approximately £18m of deployable capital while maintaining significant equity buffers.

The facility is structured on an interest-only basis, with flexible drawdown and repayment terms. Importantly, individual properties can be released from security without penalty, allowing the portfolio to evolve over time.

Liquidity is deployed into private credit and commercial real estate investments aligned with the family office’s broader mandate. Core family assets remain intact, controlled, and insulated from unnecessary risk.

This type of structure is increasingly common in 2025 and reflects a broader shift from passive asset accumulation to active balance sheet optimisation.

Outlook for 2025 and Beyond

Portfolio-based property finance is becoming a foundational component of modern family office balance sheet management.

As lenders continue to compete for high-quality, low-risk exposure, well-advised borrowers are likely to retain access to favourable terms. However, regulatory capital pressures, geopolitical risk, and jurisdictional complexity mean lender appetite can change quickly.

Family offices that engage early, structure intelligently, and maintain optionality will be best positioned to navigate these shifts and extract long-term value from their property portfolios.

How Willow Private Finance Can Help

Willow Private Finance works closely with family offices, private banks, and specialist lenders to structure large-scale, multi-jurisdictional portfolio finance.

We understand how lenders assess complex asset bases, trust and corporate structures, and cross-border portfolios—and how to position cases to achieve flexibility without unnecessary compromise.

Our role goes beyond arranging finance. We design structures that align with long-term wealth strategy, governance frameworks, and intergenerational planning objectives.

Frequently Asked Questions

Q1: Can family offices borrow against unencumbered property without selling assets?
A: Yes. Many private banks and specialist lenders offer low-LTV facilities secured against unencumbered property portfolios, allowing liquidity without forced sales.

Q2: What loan-to-value ratios are typical for portfolio finance in 2025?
A: Most facilities are structured between 30% and 50% LTV, depending on asset quality, location, and jurisdiction.

Q3: Is income required for portfolio-based lending?
A: Income is less critical than asset strength, but lenders will still assess affordability, liquidity coverage, and repayment strategy.

Q4: Can properties in different countries be used as security?
A: Yes, though this requires lenders with cross-border capability and careful legal structuring.

Q5: Are interest-only structures available for family offices?
A: Interest-only facilities are common in this space, particularly where the focus is capital efficiency and liquidity management.

Q6: How long does it take to arrange portfolio finance?
A: Timelines vary, but well-prepared cases can complete within 6–10 weeks depending on valuation and legal complexity.

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