MapMy Bridging Finance

Buy first.
Sell when you're ready.

Bridging finance lets you secure your next home before your current one sells — so you stop losing out to buyers who are "ready to go." We structure the bridge, manage both loans, and keep your peak debt crystal clear.

★★★★★ 5.0 on Google · FAP Licensed · FMA Registered · Free advice — paid by lenders
6–12
Typical bridging term in months
48hrs
Average approval turnaround
$0
Cost for our advice — ever
15+
Lenders we compare including specialists
Why Bridging Finance Is Hard

The NZ bridging
problem

Most homeowners trying to upsize or relocate hit the same walls. Here's what's actually going wrong — and how we fix it.

You find the home first

The property you want appears. It's perfect. But your current home isn't listed yet — and the vendor wants a fast settlement. You miss out because you're not "ready."

MapMy pre-assesses your bridging capacity before you make an offer — so you can bid with confidence.

Banks only bridge their own

Your bank will usually only offer bridging if they hold both mortgages. Switch lenders for a better rate and they won't bridge you at all — leaving you stuck or forced to accept worse terms.

We access specialist bridging lenders outside the main banks — giving you options your bank will never show you.

Peak debt feels terrifying

For a period, you're carrying two properties. Most people don't know what that actually costs per month or how long they can sustain it — so they don't act.

We calculate your exact peak debt, monthly cost of carry, and break-even point before you commit to anything.

Not knowing if you'll qualify

Bridging requires servicing two loans. Lenders look at income, equity, and serviceability differently — and most people go in blind, only to find out at the last minute they don't qualify.

We do a full pre-assessment across multiple lenders — so you know your position before you make any commitment.

Selling under pressure

When you need to sell quickly to fund the next purchase, you accept less. Conditional offers, rushed timelines, and dropping your price are the hidden cost of not having a bridge in place.

A bridge removes the pressure. Sell on your timeline, at the right price — not because a settlement date is forcing your hand.

Too many advisers, no coordination

Your bank handles the bridge, your conveyancer handles the title, and nobody's talking to each other. Settlements misalign, costs blow out, and you're the one chasing everyone.

One MapMy adviser coordinates the bridge, the end loan, and both settlements — nothing falls through the gaps.
Cost of Carry Calculator

What will my bridge cost?

Enter your numbers to see your peak debt, monthly cost, and how long you can comfortably carry two properties.

Your Numbers

$
$300K$3M
$
$0$2M
$
$300K$4M
% p.a.
5%12%

Your Bridge Overview

Peak debt (both properties)
$1,360,000
Maximum exposure during bridging period
Monthly cost of carry
$8,500
Approx. interest on both loans while bridging
Available equity $470,000
End loan (after current home sells) $580,000
Monthly cost — new loan only $3,625
Cost of 3-month bridge $25,500
Cost of 6-month bridge $51,000

Figures are indicative only. Actual costs depend on lender rates, loan structure, and your specific timeline. Get exact numbers from your free MapMy review.

How It Works

From two properties
to one smooth move

1

Pre-assessment

We review your income, equity, and both properties — and confirm your bridging capacity before you make an offer. No surprises later.

2

Structure the bridge

We select the right lender and product for your situation — open bridge, closed bridge, or capitalised interest — and get pre-approval in place fast.

3

Buy with confidence

Make your offer unconditional on finance knowing the bridge is in place. Sell your current home on your timeline, not under pressure.

4

Bridge closes cleanly

When your old home sells, we transition to your end loan. One adviser, both settlements, no gaps — the bridge closes and you move on.

Why MapMy

Not just a bank.
A specialist adviser.

Access beyond your bank

Your bank will only offer bridging if they hold both mortgages. We access specialist bridging lenders who can bridge across any lender combination — giving you real options.

Clear numbers before you commit

We model your peak debt, monthly carrying cost, and end-loan position before you make a single offer. No guessing. No nasty surprises mid-process.

Fast — because timing is everything

Bridging is time-critical. We move fast: pre-assessment within 24 hours, conditional approval within 48. You're ready to act when the right property appears.

One adviser, both ends

The same adviser manages your bridge and your end loan. We coordinate with both solicitors. Nothing falls through the gap between your two settlements.

Most people don't realise a bridge is an option.

Bridging finance has a reputation for being expensive or complicated — and banks don't exactly go out of their way to explain it. But for the right situation, it's the difference between getting the home you want and spending another 12 months searching.

Works for upsizing, downsizing, and relocating
Open or closed bridge — structured to your timeline
Free advice — we're paid by the lender
Available across NZ — not just local banks
Jonathan Smith with his family
Jonathan Smith
Bridging & Mortgage Adviser
Your Bridging Adviser

I'm Jonathan —
I've done this
for my own family.

I know exactly how stressful it is to find the right home when yours hasn't sold. I've navigated that myself — and I've helped dozens of Kiwi families do the same. Bridging finance gets a bad reputation because most people go in without a clear picture of the numbers. My job is to give you that picture before you commit to anything.

I compare bridging structures across specialist lenders the banks don't tell you about, model your peak debt honestly, and coordinate both settlements so nothing falls through the cracks.

"Bridging done right isn't a risk — it's a strategy."
  • I'll tell you clearly whether bridging makes sense for your situation
  • I model peak debt, carrying cost, and worst-case scenarios upfront
  • My advice is free — paid by the lender only when you settle
Common Questions

Bridging finance
explained

Bridging finance is a short-term loan that covers the gap between buying a new property and selling your existing one. It allows you to purchase your next home before your current home has settled — so you're not forced to sell first or lose out on properties. The bridge is typically repaid when your existing property sells, usually within 6 to 12 months.

A closed bridge is used when your current property is already under contract — you know when it will sell and settle. This gives the lender certainty and typically results in better rates and easier approval. An open bridge is used when your current property hasn't been listed or sold yet — there's no confirmed end date. Open bridges are available but require stronger equity and income positions. We'll tell you which structure suits your situation.

Bridging rates in NZ currently range from around 7% to 10% p.a. depending on the lender, the loan-to-value ratio, and whether you have a closed or open bridge. Our advice is free — we're paid by the lender. You'll pay interest on the bridging loan during the carry period, but this is often offset by being able to sell your existing property without pressure, achieving a better price, and avoiding months of additional rent or accommodation costs.

No — that's the whole point. An open bridge allows you to buy before your current home is listed or under contract. However, lenders will require sufficient equity across both properties (typically 20–30% combined) and strong enough income to service the peak debt. The sooner you engage us, the more options we have — especially if you want to move fast when the right property comes up.

The main banks (ANZ, BNZ, Westpac, ASB, Kiwibank) can offer bridging but only if they hold both mortgages. If your existing loan is with a different lender, or you want your end loan with a different bank, your current bank typically won't bridge you. We work with specialist non-bank lenders who can bridge across any lender combination — which opens up significantly more options and often better structures.

With the right documentation, we can have a pre-assessment back to you within 24 hours and conditional approval within 48 hours for most scenarios. Full approval and drawdown typically takes 5–10 business days once you've found the property. The key is to engage us early — before you start making offers — so we have your position ready to move on.

This is exactly the scenario we model for upfront. We calculate your worst-case carry period and make sure you can service the bridge if the sale takes longer than expected. Most bridging terms are 6 to 12 months, with extension options available. We also recommend that the interest cost — if unexpected — is budgeted as part of the total transaction cost, the same way you'd budget for legal fees or moving costs. If you're concerned, we can structure the bridge with capitalised interest so you're not paying out of pocket during the bridge period.

Often yes — especially in a competitive market. The alternative to bridging is selling first, renting, then buying. This involves removal costs twice, storage costs, potential disruption to schooling and work, and the risk of missing your target purchase while renting. Against those costs, a well-structured 3–6 month bridge on a home with enough equity is often the cheaper and significantly less stressful option. We model both scenarios so you can make an informed choice.

★★★★★

"Jonathan was professional, knowledgeable, and offered great advice — promptly answering every question I asked. I couldn't be happier with the experience."

A
Agustina Comignaghi
MapMy client — refinancing & investment property
Verified Google review
Start Here

Free bridging
assessment.

Tell us about your situation. We'll assess your bridging position, model your peak debt, and come back to you within one business day.

Full equity & serviceability assessment
Specialist lenders beyond the main banks
Clear peak debt & monthly cost figures
Free — we're paid by lenders, not you
MMFG Bridging Assessment
Step 1 of 3

Jonathan will review your situation and be in touch within one business day.

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FAP Licensed · FMA Registered