Integrated care centres have rapidly become a cornerstone of modern UK healthcare. As primary care, community services, diagnostics, pharmacies, and private clinicians increasingly work in collaboration, demand for multi-service clinical hubs has surged. These centres are designed to consolidate multiple providers under one roof—improving patient access, reducing pressure on hospitals, and creating long-term operational efficiency for both NHS and private operators.

This shift has been accompanied by a significant change in how lenders view healthcare real estate. In 2025, integrated care centres are now considered one of the safest and most resilient commercial property classes. Their tenant mix, service breadth, NHS involvement, and essential community role give lenders a level of confidence rarely found in other sectors. As a result, specialist banks are increasingly offering high-leverage facilities, including 100% finance, for acquisitions, refinancing, conversions, and new-build projects.

At Willow Private Finance, we are seeing a sharp rise in enquiries from GP federations, pharmacy operators, healthcare landlords, diagnostic providers, and private clinicians seeking funding for integrated care centres. Many are unaware that full-value lending is genuinely possible when structured correctly. They often approach high-street banks first, only to be declined because generalist lenders do not understand medical tenancy structures, NHS covenant strength, or clinical valuation methodology.

Those exploring broader healthcare funding topics may find additional insight in our articles Medical Practice Property Finance in 2025  and NHS Covenant Strength & 100% Funding . Borrowers considering phased construction or refurbishment may also benefit from Short-Term Property Finance in 2025 .

This article focuses on how integrated care centres are financed in 2025, why lenders are actively backing them, and how borrowers can secure 100% funding through specialist healthcare lending solutions.

Market Context in 2025

The rise of integrated care centres has been driven by national healthcare strategy. As patient demand grows and hospitals continue to face operational pressure, more clinical responsibility is shifting toward community-based care. Integrated care hubs—combining GP partners, pharmacies, diagnostics, mental health services, private clinicians, allied health professionals, and administrative teams—have become essential infrastructure for this transformation.

From a market perspective, this demand stability is central. Healthcare usage is rising across all age groups, particularly among older populations requiring long-term care pathways. Integrated centres provide a modern, scalable solution that brings multiple services together in one location. This model reduces fragmentation, lowers system cost, and offers patients a significantly better experience.

Lenders are responding accordingly. While retail, leisure, and even office sectors face structural challenges in 2025, healthcare property remains one of the most stable and counter-cyclical real estate classes. Integrated care centres, in particular, benefit from diversified income sources that spread risk across multiple clinical providers and NHS-linked services. This multi-tenancy model makes the asset type highly attractive, even at high leverage.

Specialist lenders—alongside certain private banks—now allocate substantial lending capital specifically for healthcare projects. Integrated care centres are treated as infrastructure-grade investments, with long-term local demand and minimal vacancy risk. These characteristics directly support the availability of 100% funding when the case is correctly structured.

How Integrated Care Centre Finance Works

Financing integrated care centres involves a blend of commercial mortgage structuring, long-term tenancy analysis, and clinical valuation methodology. Lenders assess not only the physical premises but the service ecosystem operating within it.

A key advantage of integrated care centres is the diversification of tenant risk. Rather than relying on a single operator, lenders gain comfort from multiple revenue sources, such as GP practices, pharmacies, community services, physiotherapy clinics, outpatient consultants, private GPs, and diagnostics. Each contributes to the stability of the overall centre.

Another defining factor is NHS covenant strength. GP surgeries often anchor these centres with long-term NHS-backed reimbursement arrangements. Similarly, pharmacies bring predictable dispensing income, and community care services often operate under multi-year commissioning agreements. This combination significantly enhances the risk profile and allows lenders to stretch leverage—sometimes up to 100%.

Fit-out and compliance requirements within integrated centres also influence funding structures. Because modern facilities require clinical rooms, diagnostic suites, accessibility features, and regulatory installations, many lenders now incorporate clinical fit-out finance directly into the commercial mortgage. This is a major advantage for operators seeking turnkey solutions.

When funding new-build centres, lenders typically provide staged development drawdowns before transitioning into long-term commercial mortgages upon completion. In 2025, development lenders are more willing to treat integrated care centres as essential infrastructure, which further strengthens leverage options.

What Lenders Are Looking For

Lenders who support integrated care centre finance focus on several core pillars.

The first is tenancy stability. Long-term leases with GP partnerships, pharmacies, and NHS-commissioned services offer exceptionally strong covenant value. These tenants are viewed as the most reliable within the UK commercial property landscape. Stable lease terms, predictable income, and minimal vacancy risk directly support full-value lending.

Another important element is service integration and clinical demand. Lenders conduct detailed analysis into local population forecasts, existing healthcare capacity, and patient list growth. Regions with expanding housing developments, ageing populations, or limited access to primary care receive stronger lender appetite. Integrated centres located adjacent to transport links, retail hubs, or existing GP practices often secure faster approvals.

Lenders also assess the strength of the operator or landlord. Borrowers with effective management, transparent financials, clear governance, and robust business planning provide lenders with confidence that the centre will operate smoothly over the long term.

Lastly, lenders place significant emphasis on the design and regulatory suitability of the premises. Integrated care centres must comply with NHS, CQC, infection control, accessibility, and clinical safety standards. Where plans demonstrate strong compliance, lenders view the project as low risk. In some cases, they will include funding for upgrades required to meet modern regulatory expectations.

Challenges Borrowers Face

Despite strong appetite from specialist lenders, borrowers can face obstacles when financing integrated care centres. One of the most common involves generalist valuation errors. Healthcare properties require valuers with specialist sector knowledge. Without this expertise, valuers may incorrectly assess income streams, overlook NHS covenant benefits, or apply inappropriate commercial comparables. This often results in undervaluation and restricts borrowing capacity.

Another challenge is tenant coordination. Integrated centres involve multiple stakeholders—GP partners, pharmacists, clinicians, NHS providers, and private specialists. Aligning lease terms, occupancy projections, and service pathways requires careful planning. Lenders want reassurance that the operator has the structure and management capability to coordinate these relationships effectively.

Borrowers also encounter difficulties with planning and regulatory timelines, particularly where new services require special permissions or clinical adjustments. Without clear sequencing, lenders may perceive project risk as higher than it actually is.

Finally, some borrowers underestimate the importance of presenting a unified financial narrative. Integrated care centres bring multiple income sources, lease types, and service models together. If financial information is fragmented or poorly packaged, lenders may struggle to assess viability, even when the underlying business is strong.

Smart Strategies and Solutions

Borrowers who secure the strongest terms—including 100% funding—approach integrated care centre finance with strategic clarity.

One of the most effective strategies is demonstrating strong pre-letting activity. Even non-binding heads of terms between GP partners, pharmacies, diagnostics, and allied health providers materially strengthen the lending case. Lenders are motivated by certainty, and early tenant alignment is one of the most powerful risk mitigators available.

Another important strategy is preparing a comprehensive clinical demand narrative. Lenders respond positively to clear evidence of local need, patient demographics, service gaps, and alignment with NHS long-term care plans. Borrowers who present this information proactively differentiate themselves immediately.

Operators also benefit from providing detailed fit-out and compliance planning. Lenders who see well-costed, professionally prepared scope documents are often more willing to include fit-out costs within the same facility. This can significantly reduce capital exposure for the borrower.

Many borrowers also deploy short-term finance to support early phases such as land acquisition, enabling works, or planning progression. For operators considering this approach, our article Unlocking Capital with Bridging Loans provides useful guidance on structuring phased solutions.

Hypothetical Scenario: How 100% Funding Is Achieved

A typical full-value funding scenario may involve a healthcare landlord and a group of GP partners planning a £4.8 million integrated care centre in a growing town. The tenancy structure includes long-term leases from a GP practice, a pharmacy, a diagnostic provider, and visiting consultants. Patient demand is increasing due to several large residential developments, and the centre is included in regional NHS infrastructure planning.

A specialist healthcare lender evaluates the tenant mix, NHS alignment, and projected demographic demand. Because income is secure and long-term viability is strong, the lender provides 100% funding for the development and clinical fit-out, structured through staged drawdowns transitioning into a long-term mortgage.

A similar funding model applies to conversions. A vacant commercial building situated near a GP surgery may be converted into an integrated care hub when strong tenant uptake is confirmed. Lenders often provide full-value finance when demand and occupancy are well aligned.

Outlook for 2025 and Beyond

Integrated care centres are expected to continue expanding across the UK. As the national health system advances its commitment to community-based care and multi-disciplinary collaboration, these centres will play an increasingly central role. Lenders recognise this trajectory and are likely to maintain high appetite for integrated care centre finance, including full-value lending where the clinical case is strong.

Operators who secure funding today benefit from strategic long-term positioning, operational stability, and the ability to shape future healthcare delivery in their communities.

How Willow Private Finance Can Help

Willow Private Finance specialises in structuring high-LTV and 100% funding solutions for integrated care centres across the UK. Our understanding of NHS covenant structures, clinical tenancy profiles, multi-disciplinary service planning, and medical centre valuations allows us to package complex applications in a manner lenders respond to decisively.

We work with every major specialist healthcare lender, private bank, and commercial division offering healthcare development and investment finance. Whether you are constructing a new facility, converting existing premises, refinancing an established centre, or planning expansion, we provide strategic modelling, lender negotiation, and full end-to-end management of the finance process.

Frequently Asked Questions

Q1: Can integrated care centres secure 100% funding in 2025?
Yes. Specialist lenders increasingly offer full-value lending when the tenancy mix includes strong clinical and NHS-backed services.

Q2: Do centres need to be fully pre-let before applying?
Not always. However, early tenant interest—especially from GP practices or pharmacies—significantly strengthens leverage.

Q3: Are fit-out costs included in the loan?
In most cases, yes. Clinical fit-out, compliance works, and equipment can often be funded within the same facility.

Q4: Are conversions eligible for high-LTV lending?
Yes. Both new builds and conversions qualify for high-LTV and 100% funding when clinical demand is strong.



Q5: How important is NHS involvement?
Very. NHS-linked services provide lender confidence and remain central to securing the highest leverage terms.

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