Across the UK, GP practices are facing unprecedented pressure. Rising patient lists, ageing buildings, limited consulting space, and growing demand for integrated clinical services have pushed many surgeries to consider relocating into larger, modern premises. Relocation is no longer a purely expansion-driven decision; for many practices, it is an operational necessity.

The challenge historically has been funding. GP practices often assume that relocating requires substantial upfront capital or complex partner contributions. Yet in 2025, the financial landscape for GP surgery relocation has shifted dramatically. Specialist healthcare lenders now view GP relocations as one of the most secure investment categories in commercial lending, meaning that 100% finance is increasingly achievable when the case is properly structured.

At Willow Private Finance, we work with practices across the UK undertaking relocations due to patient list growth, building restrictions, compliance issues, accessibility requirements, or pressure from local commissioning groups. Many practices initially believe they will not qualify for high-leverage borrowing. In reality, the strength of the NHS covenant combined with long-term clinical demand makes GP relocations ideal candidates for full-value lending.

For broader insight into why NHS-backed healthcare receives such strong lender appetite, our articles NHS Covenant Strength & 100% Funding and Medical Practice Property Finance in 2025  are essential reading. Practices exploring staged or interim funding may also find Short-Term Property Finance in 2025 useful.

This article examines how GP relocation finance works in 2025, how lenders assess relocation risk, what challenges practices face during the process, and how full-value funding is secured.

Market Context in 2025

General practice continues to evolve. Many surgeries built in the 1960s–1980s are no longer fit for purpose, unable to support modern consultation room layouts, infection control requirements, accessibility standards, or multi-disciplinary clinical activity. Growing patient lists—exacerbated by widespread housing development—have placed even greater pressure on existing estates.

Simultaneously, the NHS’s long-term plan emphasises community-based care and integrated services, meaning GP surgeries are expected to house more clinical pathways than ever before. The result is an urgent national need for relocation and expansion of primary care premises.

From a lender’s perspective, this demand—in combination with NHS reimbursement stability—creates an exceptionally secure lending environment. GP surgeries rarely experience vacancy issues or sudden revenue shocks. Patient list sizes tend to grow steadily, and NHS-backed income provides long-term financial resilience. These characteristics underpin the trend toward higher-LTV and 100% funding in 2025.

Commercial lenders increasingly prefer healthcare assets over traditional retail, leisure, or office sectors, many of which have experienced structural decline. GP surgeries benefit from essential-service status, long-term sustainability, and strategic alignment with national healthcare priorities. This is precisely why lenders are actively supporting relocation finance across the UK.

How GP Relocation Finance Works in 2025

Relocating a GP surgery requires funding for land acquisition or property purchase, construction or conversion, clinical fit-out, compliance works, and sometimes temporary accommodation. Lenders assess the project holistically, considering the sustainability of the practice, NHS covenant strength, demographic demand, and long-term operational viability.

In 2025, specialist lenders are increasingly willing to provide 100% finance for relocation when certain factors align:

Strong Patient Demand
Practices with growing lists provide confidence that the new premises will be fully utilised and financially sustainable.

NHS Income Stability
Long-term reimbursement structures, essential services, and secure occupancy arrangements underpin full-value lending.

Purpose-Built or Approved Layouts
If the new premises are designed to NHS or ICS specifications, lenders see reduced regulatory risk.

Professional Management
Practices demonstrating clear leadership, partner stability, and operational planning provide strong reassurance.

Lenders may provide a combined facility covering:

• acquisition or build
• clinical fit-out
• CQC and compliance upgrades
• enabling works
• temporary space if required
• associated professional fees

Staged drawdowns are common for new-builds or conversions, transitioning into long-term commercial mortgages upon completion. Where relocation is to an existing medical building, lenders may finance the full purchase price in a single facility.

What Lenders Are Looking For

Lenders offering relocation finance evaluate several pillars of risk and sustainability.

The first is patient list trajectory. Practices in areas of population growth, new housing developments, or under-capacity regions are viewed extremely favourably. Lenders understand that increasing population automatically increases GP demand.

The second is NHS covenant strength. GP surgeries benefit from highly reliable income streams through global sum payments, rent reimbursement structures, and long-term contractual obligations. These characteristics significantly reduce perceived risk.

Lenders also assess the reason for relocation. Common triggers include inadequate consulting space, non-compliance with NHS requirements, accessibility limitations, structural deterioration, or pressure from commissioners to modernise. When relocation clearly addresses clinical, regulatory, or operational issues, lenders respond strongly.

The nature of the new premises is also crucial. Purpose-designed or professionally converted buildings aligned with NHS expectations typically receive faster approvals. Lenders evaluate room configurations, infection-control workflows, patient access, disabled facilities, ventilation, and space for multi-disciplinary activity.

Finally, lenders look closely at the financial structure of the GP partnership. Stable partner drawings, clear profit share allocations, continuity of leadership, and a healthy balance sheet all support high-LTV outcomes.

Challenges GP Surgeries Face

Despite lender appetite, GP practices can face several challenges during relocation funding.

One common challenge is structuring partner contributions. Many practices incorrectly assume that partners must provide large deposits or equity injections. In reality, 100% lending is often possible, but poor early structuring can create unnecessary friction.

Another difficulty involves valuation methodology. Surgeries should always use healthcare-specialist valuers. Generalist valuers often misunderstand NHS reimbursement, clinical demand, or patient list value, leading to undervaluation and reduced borrowing.

Planning and regulatory sequencing also create challenges. If CQC requirements, infection control design, and NHS England approvals are not properly aligned, lenders may request extensive clarifications that delay the application.

Finally, relocation often requires temporary operational arrangements, which practices sometimes overlook.

Lenders want clear transition planning, particularly if construction or refurbishment will impact patient access or service continuity.

Smart Strategies for Securing 100% Funding

Practices that secure full-value relocation finance follow several strategic principles.

They start by presenting a clear rationale for relocation—patient list growth, structural limitations, compliance issues, or multi-disciplinary expansion. This narrative is essential for demonstrating clinical necessity.

They also ensure that demographic and service-demand data is well evidenced. Lenders want clarity on why the new building is required, not simply desired.

Engaging healthcare-specialist architects and valuers early significantly strengthens the case. Professionally prepared designs and costings reduce lender uncertainty and support maximum leverage.

Practices often supplement long-term relocation finance with short-term enabling capital. For practices exploring this route, our article Unlocking Capital with Bridging Loans explains how short-term facilities align with long-term clinical projects.

Finally, practices that seek support from specialist brokers tend to secure materially stronger outcomes than those using generalist commercial channels. Lenders respond best to professionally structured applications presented with clarity and sector expertise.

Hypothetical Scenario: How 100% Funding Works for GP Relocations

A typical relocation scenario may involve a practice with a patient list of 13,000 struggling in an outdated building lacking sufficient consulting rooms. The partners have identified a nearby site suitable for conversion into a modern 12-room clinical facility with enhanced accessibility, improved infection control layouts, and space for multi-disciplinary teams.

A specialist healthcare lender reviews NHS reimbursement details, patient list growth, and clinical demand projections. Because the relocation clearly addresses operational, regulatory, and capacity issues—and demand is strong—the lender offers 100% finance for the acquisition, conversion, and clinical fit-out. The loan is structured as a staged development facility transitioning to a long-term mortgage upon completion.

This model reflects lender appetite across 2025, where GP relocation is seen as a strategically essential and low-risk opportunity.

Outlook for 2025 and Beyond

The outlook for GP relocation remains exceptionally strong. As demand for primary care continues to rise, and the NHS pushes for modern, multi-disciplinary community facilities, relocation will remain a national priority.

Lenders recognise the strategic importance of GP surgeries and the long-term stability of NHS income. As a result, high-LTV and 100% finance solutions will remain widely available for well-structured cases throughout 2025 and beyond.

Practices that secure modern premises today will be better positioned to support clinical growth, meet regulatory expectations, and deliver high-quality patient care for decades ahead.

How Willow Private Finance Can Help

Willow Private Finance specialises in structuring complex, high-LTV relocation finance for GP practices across the UK. Our experience with NHS reimbursement structures, clinical layout planning, valuation methodology, and development sequencing allows us to secure full-value funding where generalist lenders cannot.

Whether your practice is relocating due to capacity issues, regulatory concerns, building condition, or strategic expansion, we provide whole-of-market access to specialist lenders, private banks, and development funders. We manage the entire process—from early-stage modelling and cost structuring to valuation coordination and lender negotiation—ensuring your relocation is financed professionally, efficiently, and strategically.

Frequently Asked Questions

Q1: Can GP surgeries really secure 100% funding for relocation?
Yes. Full-value finance is widely available in 2025 when relocation is clinically justified and NHS-backed income is strong.

Q2: Do partners need to contribute cash?
Not always. Many relocation projects can be fully funded without partner deposits.

Q3: Can conversion projects qualify as easily as new-builds?
Yes. Conversions often secure high-LTV lending when the finished premises meet clinical and regulatory requirements.

Q4: Will lenders include fit-out and compliance costs?
Often yes. Many lenders include clinical room upgrades, accessibility adaptations, and infection control works.

Q5: How important is patient list size?
Very. Growing or stable patient lists significantly strengthen the case for full-value borrowing.



Q6: Do we need commissioner approval before applying?
Approval helps but is not mandatory. However, lenders prefer to see clear alignment with NHS expectations.

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