Is BIG LOANS a bank or NBFC?

No. BIG LOANS is a debt advisory and loan facilitation firm. We are not an RBI-regulated lender and do not lend on our own balance sheet.

What is the minimum and maximum ticket size BIG LOANS handles?

Our focus is ₹100 crore and above. We routinely arrange transactions up to several thousand crore through syndication.

Which industries does BIG LOANS serve?

BIG LOANS is industry-agnostic across manufacturing, real estate, infrastructure, healthcare, energy, IT/ITES, hospitality, NBFC, fintech and more.

What is the typical timeline from mandate to disbursement?

Typically 6–12 weeks for working capital, 10–16 weeks for term loans, and 12–24 weeks for syndicated project finance.

How does BIG LOANS charge its fees?

A modest engagement retainer plus a success fee linked to actual disbursement, governed by a written engagement letter.

Does BIG LOANS guarantee loan sanction?

No. Sanction is the sole prerogative of the regulated lender, based on its credit policy.

Service · Loan Against Property

Loan against property, capital from what you already own.

Corporate LAP of ₹100 crore and above secured against residential, commercial, industrial and warehouse properties. Up to 70% LTV, tenor up to 12 years, end-use flexibility.

Ticket: ₹100 – 1,000 CrLTV: Up to 70%Tenor: Up to 12 years

Discuss your mandate → See the process

What is a Loan Against Property (LAP)?

Loan Against Property (LAP) is a secured term loan where the borrower mortgages an owned property — residential, commercial, industrial or warehouse — to raise capital. Indian corporate LAP is one of the most flexible debt products: end-use is unrestricted, tenor goes up to 12 years, and Loan-To-Value ratios run 50–70% depending on property type, location and tenancy. Sanctions are faster than project finance because the underlying security is tangible and quickly valued.

Section 01 — Overview

Capital with the lowest documentation, highest flexibility.

LAP works when you own property worth significantly more than your debt requirement, don't want to dilute equity, and your end-use doesn't fit a clean term-loan or project-finance bucket.

BIG LOANS arranges corporate LAP from ₹100 crore upwards. Above ₹500 Cr, the deal becomes a mortgage-secured structured loan, typically placed with NBFCs and AIF credit funds rather than mainstream banks.

Eligible: residential, commercial offices, retail, industrial sheds, warehouses, hotels
LTV 60–70% residential/commercial, 50–60% industrial, 45–55% hospitality
Tenor up to 12 years (self-occupied), 15 years (rent-yielding)
End-use flexible — capex, working capital, debt consolidation, IPO bridge, liquidity
EMI or bullet repayment, floating or fixed pricing

Typical ticket

₹100 – 1,000 Cr

LTV (residential)

Up to 70%

LTV (commercial)

50–65%

Tenor

7 – 12 years

Pricing

EBLR + 50 – 200 bps

Sanction

6 – 10 weeks

Section 02 — Use cases

When LAP is the right answer.

Six common situations where promoters approach BIG LOANS for ₹100 Cr+ LAP.

Promoter funding via property

Promoters with significant real-estate holdings unlock capital for stake consolidation, follow-on investment, or personal liquidity.

Debt consolidation

Multiple small loans across NBFCs / banks consolidated into one large LAP at lower blended cost.

Working-capital top-up

When MPBF-based limits are exhausted but the business needs additional revolving credit, LAP fills the gap.

Capex without PF overhead

For sub-₹250 Cr capex where setting up full project finance isn't worth it.

IPO / FPO bridge

Bridge financing 6–12 months before IPO, repaid from issue proceeds, secured by promoter property.

Acquisition or buyout

Promoter acquires shares of group / target company, funded by mortgage of personal or holdco property.

Section 03 — At a glance

LAP vs other secured options.

Feature	LAP	LRD	Term Loan
Security	Property mortgage	Property + rental escrow	Hypothecation + property
Repayment from	General cash flow	Rental cash flow	Project/business cash flow
LTV	50–70% of property	70–90% of rentals	N/A (DSCR-based)
Pricing	EBLR + 50–200 bps	EBLR + 25–125 bps	MCLR + 50–250 bps
End-use flexibility	High	Moderate	Specific to capex

LAP converts property ownership into deployable capital for business or personal use.

Section 04 — Our process

How a LAP comes together.

LAP closes faster than most large-ticket products because the underlying asset is tangible and quickly valued. Typical timeline: 6 – 10 weeks.

Property assessment

We assess title, market value, tenancy, location, encumbrances. Estimate eligible LTV and loan amount.

Week 1

Lender shortlist

Banks for vanilla LAP, NBFCs/credit funds for structured deals. 4–6 lenders pitched in parallel.

Week 2

Valuation & legal

Lender's panel valuer assesses property; legal team reviews title (30-year chain).

Week 3 – 5

Sanction & mortgage

Competing sanctions evaluated. Equitable mortgage by deposit of title deeds.

Week 5 – 8

CERSAI & drawdown

CERSAI registration of mortgage, ROC charge filing, CPs satisfied, drawdown.

Week 8 – 10

Section 05 — Documents

Documents required for a LAP.

LAP documentation is the lightest of all corporate debt products — most focuses on the property itself.

Property documents

Title deeds (30-year chain), encumbrance certificate, property tax receipts, building plan approval, possession.

Borrower financials

3 years audited financials, GST returns, bank statements (12 months), existing loan sanction letters.

KYC + corporate

MOA/AOA, board resolution for mortgage, KYC of directors/promoters, shareholding pattern.

Valuation + legal

Valuation report (commissioned by lender), legal opinion on title (lender appoints).

Section 06 — Lender universe

Who funds LAP in India.

LAP is dominated by NBFCs and private banks for mid-sized deals, PSU banks for larger industrial deals, AIF credit funds for higher-LTV structures.

01Private Banks (HDFC, ICICI, Axis, Kotak)

02PSU Banks (SBI, BOB, PNB)

03Diversified NBFCs (Bajaj, HDFC Capital, Aditya Birla, Tata Capital)

04LAP-Specialist NBFCs (PNB Housing, LIC HF, ICICI HF)

05AIF Credit Funds (higher-LTV)

06Foreign Banks (only Tier-1 commercial)

Section 07 — FAQ

LAP — FAQs.

What is the maximum LTV available?

Typically up to 70% for residential and Grade A commercial; 60–65% older commercial; 50–60% industrial/warehouse; 45–55% hotels. NBFCs and AIFs offer up to 80% at 100–250 bps pricing premium.

Can I take LAP against a property that is rented out?

Yes — and it's preferred. Rental-yielding properties may qualify for LRD-style pricing where rental escrow services the debt directly.

Can I prepay LAP without penalty?

Floating-rate LAP can be prepaid without penalty (RBI rule, most banks extend to companies). Fixed-rate LAP attracts 2 – 4% prepayment penalty, negotiable for large tickets.

Bank LAP vs NBFC LAP?

Banks: lower pricing (EBLR + 50–150 bps), lower LTV (60–65%), slower (6–10 weeks). NBFCs: higher pricing (EBLR + 200–400 bps), higher LTV (up to 80%), faster (3–6 weeks). For ₹100 Cr+, banks usually win on pricing.

Can the property be leasehold?

Yes, with at least 30 years unexpired lease and the lease being assignable. MIDC, GIDC, MMRDA leases are typically accepted.

How is the property valued?

Lender's panel valuer visits, assesses location, condition, marketability. For ₹100 Cr+ property, two valuations may be commissioned. Final LTV uses the lower of fair value, distress value, or recent purchase price.

Often combined with…

Own property worth more than your debt need?

Let's structure your LAP.

Share property details and indicative loan amount. We respond with eligibility, LTV estimate and lender shortlist within one working day.

Discuss your mandate → mandates@bigloans.in

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