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For family offices and ultra-high-net-worth individuals, UK and French residential property often represents a significant concentration of long-term wealth. Prime homes in London, Paris, and the South of France are frequently held unencumbered, prioritising capital preservation, stability, and intergenerational planning over short-term returns.
At the same time, investment mandates have expanded. Family offices are increasingly active in private equity, direct operating businesses, private credit, infrastructure, and other non-property assets that require flexible, deployable capital. This creates a familiar tension: substantial wealth tied up in illiquid real estate, while attractive opportunities demand liquidity elsewhere.
In 2025, many family offices are resolving this mismatch by using UK and French property as collateral to support non-property investments. This is not speculative leverage. It is a deliberate balance-sheet strategy designed to unlock capital while preserving ownership of core real estate assets.
Willow Private Finance works closely with family offices, private banks, and specialist lenders to structure these facilities conservatively—ensuring property wealth supports broader investment objectives without compromising control, discretion, or long-term asset value.
Prime residential property in the UK and France remains one of the most stable forms of collateral available to lenders. While yields may be modest, long-term value resilience, deep buyer demand, and legal clarity make these assets particularly attractive in credit underwriting.
For family offices, this stability allows property to function as a balance-sheet anchor. Rather than selling assets to fund investments elsewhere, families can introduce modest leverage against retained property, converting dormant equity into deployable capital.
This approach also preserves optionality. By separating investment liquidity from asset ownership, family offices avoid forced sales during unfavourable market conditions and retain the ability to refinance, restructure, or deleverage over time.
Contrary to common assumption, lenders do not automatically resist property-backed borrowing used for non-property investments. In 2025, many private banks and specialist lenders are comfortable with this approach—provided objectives are clear and risk is appropriately managed.
Lenders focus less on the nature of the downstream investment and more on the integrity of the collateral, leverage discipline, and borrower profile. Facilities supporting diversified, professionally managed investment strategies are generally viewed more favourably than opaque or highly speculative use cases.
Clear articulation matters. Family offices that present a coherent investment rationale, supported by governance structures and liquidity planning, are far more likely to secure favourable terms than those treating borrowing as opportunistic capital extraction.
Facilities are typically structured as interest-only loans secured against one or more UK or French residential properties. Loan-to-value ratios are conservative, commonly ranging between 30% and 50%, depending on asset quality and jurisdiction.
In many cases, family offices use portfolio-level structures, allowing multiple properties to support a single facility. This smooths risk, improves flexibility, and may enhance lender appetite—particularly where assets vary in liquidity or location.
Facilities may include revolving elements, enabling capital to be drawn and repaid in line with investment cycles. This flexibility is particularly valuable for private equity commitments or phased capital deployment.
While UK and French property are often grouped together in family office portfolios, lenders assess them differently.
UK residential property benefits from a well-established lending framework, predictable enforcement processes, and deep international buyer demand. As a result, UK assets are often weighted more heavily in collateral calculations.
French property is equally financeable but introduces additional considerations. Lenders assess inheritance regimes, enforcement timelines, and ownership structures carefully, particularly where assets are held via companies or trusts.
In cross-border structures, lenders may apply different leverage limits to each jurisdiction, resulting in blended loan-to-value ratios across the portfolio.
Where borrowing is secured against UK and French assets, currency alignment becomes critical. Facilities may be denominated in sterling or euros, depending on asset mix and investment objectives.
Lenders stress-test adverse currency movements, particularly where liabilities and income streams are mismatched. In some cases, hedging strategies are required to manage FX exposure.
Family offices that proactively address currency risk tend to achieve smoother execution and greater structural flexibility.
Borrower profile is central to lender decision-making. Facilities supporting non-property investments require strong governance, particularly where capital is deployed into illiquid or higher-risk strategies.
Lenders expect clarity on decision-making authority, investment oversight, and liquidity planning. Informal or fragmented governance structures materially weaken credit cases, regardless of asset quality.
For family offices, this discipline often aligns naturally with existing governance frameworks—but it must be documented and communicated effectively.
One common mistake is underestimating the importance of narrative. Borrowing against property to fund external investments must be framed as part of a coherent strategy, not a reactive liquidity grab.
Another pitfall is excessive leverage. While property values may support higher borrowing, conservative LTVs preserve flexibility and reduce refinancing risk—particularly important where downstream investments are illiquid.
Finally, poor sequencing remains an issue. Engaging lenders before aligning legal, tax, and governance considerations often leads to avoidable delays or compromised terms.
Willow Private Finance specialises in complex, high-value property-backed lending for family offices and UHNW clients. We work independently across private banks and specialist lenders to structure facilities that align property wealth with broader investment strategies.
Our role extends beyond sourcing finance. We coordinate with legal and tax advisors to ensure borrowing supports long-term objectives, preserves asset integrity, and remains robust across market cycles. Whether funding private equity, operating businesses, or alternative investments, our focus is on disciplined leverage and durable structures.
In 2025 and beyond, UK and French residential property will continue to play a central role in family office balance sheets—not just as stores of value, but as strategic funding tools.
When used intelligently, property-backed borrowing allows families to participate in broader investment opportunities without sacrificing long-held assets. The key lies in conservative structuring, clear governance, and experienced advice.
Can family offices use UK or French residential property to fund investments outside property?
Yes. Many private banks and specialist lenders are willing to lend against prime residential property in the UK and France, allowing family offices to release capital for investments such as private equity, operating businesses, infrastructure, venture capital or private credit. The key is demonstrating a well-structured borrowing strategy and maintaining conservative leverage.
What loan-to-value (LTV) ratios do lenders typically offer?
For high-value residential property owned by family offices or ultra-high-net-worth individuals, lenders will often consider loan-to-value ratios between 30% and 50%, depending on the quality of the property, ownership structure, borrower profile and jurisdiction. Higher leverage may be available in certain circumstances, but many families deliberately borrow conservatively to preserve long-term flexibility.
Do lenders need to know how the released capital will be invested?
Usually, yes. Most lenders will want to understand the purpose of the borrowing, although they are often more concerned with the overall risk profile than the specific investment itself. Well-governed investment strategies with clear liquidity planning are generally viewed more favourably than speculative or poorly defined uses of funds.
Can multiple UK and French properties be used to support one lending facility?
Yes. Portfolio-backed lending is common for family offices. Using several properties as collateral can provide greater flexibility, improve lender appetite and create a more efficient borrowing structure than financing each property individually. Portfolio facilities can also make future refinancing and capital management easier.
Are there differences between borrowing against UK and French property?
Yes. UK residential property is generally regarded as more straightforward collateral due to established lending practices and legal processes. French property is also widely accepted, but lenders may pay closer attention to ownership structures, inheritance laws, legal enforcement procedures and any cross-border considerations before determining lending terms.
How important is currency planning for cross-border borrowing?
Currency management is an important part of any cross-border lending strategy. Where properties, income and investments are spread across different currencies, lenders will assess foreign exchange exposure carefully. In some situations, hedging arrangements or matching the loan currency to future income or investment returns may be appropriate.
Why do family offices borrow when they already own valuable property outright?
Many family offices view debt as a strategic financial tool rather than a necessity. Borrowing against property allows them to retain ownership of long-term real estate assets while preserving liquidity for new investments, acquisitions, business opportunities or succession planning. This approach can improve capital efficiency without requiring the sale of core assets.
What do lenders look for when assessing these types of facilities?
Alongside the quality of the property, lenders focus on governance, financial strength and overall risk management. Clear investment objectives, strong family office governance, transparent ownership structures and realistic exit strategies all contribute to a stronger lending proposition and often lead to more competitive terms.
Should legal and tax advisers be involved before arranging property-backed borrowing?
Absolutely. Cross-border property finance should always be considered alongside legal, tax and estate planning advice. Early coordination between advisers helps ensure the borrowing structure supports wider wealth management objectives while avoiding unnecessary delays or restructuring later in the process.
How can Willow Private Finance assist family offices with property-backed investment finance?
Willow Private Finance works alongside family offices, private banks, wealth managers and professional advisers to structure sophisticated property-backed lending solutions. We help secure finance against UK and French residential property, coordinate with legal and tax professionals, and identify lenders whose appetite aligns with complex cross-border wealth structures and long-term investment strategies.
Whether you're funding private equity, expanding a family business, investing in alternative assets or improving portfolio liquidity, property-backed lending can be an effective way to access capital while retaining ownership of your core real estate.
Contact Willow Private Finance today for a confidential, no-obligation discussion. We'll help you structure a bespoke financing solution that aligns with your family's long-term investment strategy, preserves flexibility and maximises the value of your property assets.
Tailored advice for individuals, businesses and professional advisers seeking sophisticated financial solutions.
At Willow Private Finance, we understand that every client has different ambitions, financial circumstances and long-term objectives. Whether you are purchasing property, refinancing existing borrowing, protecting your family or business, or looking to unlock wealth through specialist lending, we build solutions around your individual needs rather than forcing you into standard products.
As an independent, whole-of-market brokerage, we provide access to residential mortgages, buy-to-let finance, bridging loans, development finance, commercial lending, private banking and Lombard lending facilities, alongside a comprehensive range of personal and business protection solutions. Our expertise extends to UK and international clients, high-net-worth individuals, company directors, investors, expatriates and borrowers with complex financial structures.
By combining deep technical expertise with relationships across mainstream lenders, specialist lenders and private banks, we help clients secure funding, structure borrowing efficiently and protect the assets, income and people that matter most. Whatever stage of your financial journey you are at, our team is here to provide clear, strategic advice that delivers confidence and long-term value.
About the Author
Wesley Ranger is the Director of Willow Private Finance and has over 20 years of experience advising family offices and ultra-high-net-worth individuals on complex property finance. He specialises in structuring property-backed facilities that support diversified investment strategies, including private equity, operating businesses, and cross-border portfolios involving UK and French assets.
Important Notice
This article is for general information purposes only and does not constitute personal financial, legal, or tax advice. Using property as security for non-property investments involves financial risk and may not be suitable for all borrowers.
Lending availability, eligibility, and terms depend on individual circumstances and lender criteria and may change at any time. Independent legal and tax advice should always be obtained before proceeding.
Willow Private Finance Ltd is authorised and regulated by the Financial Conduct Authority (FCA No. 588422). Registered in England and Wales.
