‘Medical & Healthcare Assets Classes’ We Finance

Healthcare is a highly regulated, operationally intensive and income-sensitive sector requiring disciplined underwriting and structured capital expertise. Esteema Capital Partners delivers tailored healthcare finance solutions across the UK and selected international markets, supporting acquisitions, refinancing, development, expansion and strategic repositioning initiatives.

We structure capital solutions aligned with asset fundamentals, operational resilience, regulatory positioning, demographic demand and long-term sustainability.

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Care Home & Nursing Home Finance

We provide funding for:

• Residential care homes

• Nursing homes

• Dementia specialist facilities

• Mixed-care portfolios

Funding solutions include acquisition finance, refinancing, expansion capital and redevelopment funding. Underwriting is based on occupancy levels, EBITDA sustainability, CQC compliance history, fee mix and long-term demand dynamics.

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Assisted Living & Supported Living Finance

We support:

• Assisted living schemes

• Extra care developments

• Supported living portfolios

• Specialist housing with care

Structures are assessed through lease profile, local authority exposure, covenant strength, rental sustainability and demographic growth fundamentals.

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Private Hospital & Clinic Finance

We arrange funding for:

• Private hospitals

• Day-surgery centres

• Diagnostic centres

• Specialist medical clinics

Capital structures consider operator track record, treatment mix, revenue visibility, regulatory approvals and long-term income sustainability.

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GP Surgeries & Medical Centres

We support:

• NHS-backed GP practices

• Primary care facilities

• Multi-disciplinary medical centres

Finance solutions are structured around lease security, NHS covenant strength, asset quality and location fundamentals.

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Mental Health & Specialist Care Facilities

We finance:

• Mental health units

• Children’s care facilities

• Specialist behavioural care assets

• Rehabilitation centres

Underwriting incorporates regulatory framework, specialist staffing requirements, long-term contracts and operational resilience.

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Healthcare Development & New-Build Projects

We structure development finance for:

• Ground-up care home developments

• Conversion projects

• Capacity expansion

• Refurbishment and repositioning initiatives

Each project is assessed through construction viability, cost control, pre-opening strategy, demand modelling and stabilisation pathway.

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Portfolio Acquisitions & Strategic Expansion

For established operators and investors, we structure:

• Multi-asset portfolio acquisitions

• Group refinancing

• OpCo/PropCo separation

• Capital restructuring and recapitalisation

Our approach ensures optimal leverage while preserving long-term operational stability and governance integrity.

Ready to Structure Your Healthcare Capital Strategy?

Whether you are acquiring, developing, refinancing or repositioning a healthcare asset, our team provides disciplined underwriting and institutional capital access tailored to your objectives.

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🔘 Submit Healthcare Funding Enquiry

Types of Medical & Healthcare Finance Available | Esteema Capital Partners 

Healthcare assets require disciplined capital structuring that balances operational performance, regulatory compliance, asset value and long-term sustainability. Esteema Capital Partners structures bespoke funding solutions across the full capital stack — from senior debt to hybrid and equity structures — aligned with acquisition, development, refinancing and repositioning strategies.

Each transaction is assessed individually to ensure leverage optimisation, cost efficiency and execution certainty.

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Senior Debt Finance

Senior debt remains the core funding layer for stabilised healthcare assets.

We arrange senior facilities for:

• Care home acquisitions

• Nursing home refinancing

• Private hospital funding

• GP surgery investment

• Stabilised assisted living schemes

Facilities are structured based on EBITDA performance, occupancy, CQC history, covenant strength and asset quality. Typical structures range between 60–75% LTV depending on asset profile and trading stability.

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Development Finance

We structure development finance for:

• Ground-up healthcare construction

• Care home new-build projects

• Conversion and refurbishment schemes

• Capacity expansion

Development funding is assessed on cost plan integrity, contractor strength, demand fundamentals, pre-opening strategy and stabilisation trajectory. Funding structures may include staged drawdowns aligned with build milestones.

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Bridging Finance

Short-term bridging facilities are arranged for:

• Time-sensitive acquisitions

• Auction purchases

• Regulatory improvement works

• Transitional repositioning

• Exit from distressed situations

Bridging finance enables rapid completion while longer-term refinancing is structured in parallel. Facilities are typically secured against asset value and clear exit strategy.

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Mezzanine & Structured Capital

For transactions requiring enhanced leverage or capital flexibility, we arrange:

• Mezzanine finance

• Subordinated debt

• Preferred equity

• Hybrid capital structures

Structured capital is often used to bridge equity gaps, facilitate portfolio expansion, or support recapitalisation strategies while preserving sponsor control.

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Refinancing & Recapitalisation

We support:

• Portfolio refinancing

• Rate optimisation

• Capital stack restructuring

• Exit from short-term facilities

• Growth capital release

Rather than replacing debt in isolation, we assess the entire capital framework to ensure long-term sustainability and institutional alignment.

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Joint Venture & Equity Partnerships

For large-scale healthcare platforms or development pipelines, we facilitate:

• Joint venture equity

• Co-investment structures

• Institutional capital partnerships

• International investor participation

Structures are aligned with governance frameworks, operational oversight and defined exit pathways.

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Special Situations Healthcare Funding

We also provide capital solutions for:

• Distressed assets

• Temporary occupancy challenges

• Regulatory transitions

• Operator restructuring

• Administration or turnaround scenarios

Each case is assessed based on recovery pathway, asset fundamentals and operational resilience rather than historic constraints alone.

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Why Structured Capital Matters in Healthcare

Healthcare finance is not solely property-driven — it is operationally and regulation-led. Effective funding must align:

• Property valuation

• EBITDA sustainability

• Regulatory positioning

• Staffing structure

• Demographic demand

• Long-term exit visibility

Our institutional underwriting approach ensures capital structures support sustainable growth rather than short-term leverage maximisation.

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Structure the Right Capital Solution for Your Healthcare Asset

Whether acquiring, developing or refinancing, our team provides disciplined underwriting and diversified capital access tailored to healthcare operators and investors.

🔘 Request Confidential Consultation

Medical & Healthcare Finance Costs & Lending Criteria | Esteema Capital Partners 

Healthcare finance pricing and lending parameters are determined by asset fundamentals, operational performance, regulatory positioning and capital structure complexity. As a regulated and income-sensitive sector, healthcare requires disciplined underwriting rather than rate-driven comparison.

Esteema Capital Partners structures funding solutions based on transaction objectives, risk profile, leverage requirements and long-term sustainability — ensuring that pricing aligns with asset resilience and institutional capital standards.

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What Determines Healthcare Finance Costs?

Healthcare funding costs vary depending on multiple factors, including:

• Asset type (care home, hospital, GP surgery, specialist care)

• Stabilised vs development status

• EBITDA performance and occupancy levels

• CQC compliance history

• Lease structure (freehold vs long leasehold)

• Operator track record

• Sponsor financial strength

• Exit clarity

• Capital stack layering (senior, mezzanine, equity)

Each mandate is underwritten individually rather than through a generic pricing grid.

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Typical Leverage Parameters

While every transaction is assessed independently, indicative parameters may include:

• Stabilised healthcare assets: typically 60–75% Loan-to-Value (LTV)

• Development projects: up to 60–65% Loan-to-Cost (LTC)

• Bridging facilities: structured based on asset value and exit strategy

• Structured or mezzanine layers: leverage enhanced subject to cashflow sustainability

Final leverage is determined by cash flow coverage, regulatory standing and asset liquidity.

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Interest Rates & Funding Costs

Pricing is influenced by:

• Market conditions

• Risk grading

• Asset class stability

• Duration of facility

• Security structure

• Capital source (bank, private credit, fund, institutional investor)

Rather than focusing solely on headline rates, we structure funding based on total cost efficiency, execution certainty and long-term capital sustainability.

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Lending Criteria & Underwriting Assessment

Healthcare funding decisions typically consider:

• Last 3 years financial performance

• Management accounts

• Occupancy & fee breakdown

• CQC inspection reports

• Staff structure & cost ratio

• Asset valuation

• Business plan (if acquisition or development)

• Sponsor background & governance framework

• Debt service coverage ratio (DSCR)

• Exit strategy

Healthcare underwriting is income-led and regulation-driven — not purely property-backed.

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Development Finance Criteria

For new-build or refurbishment projects, lenders typically assess:

• Build cost plan integrity

• Contractor strength

• Planning consent

• Pre-opening strategy

• Demand demographics

• Stabilisation timeline

• Contingency allocation

• Sponsor equity contribution

Drawdowns are often milestone-based and monitored through professional oversight.

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Freehold vs Leasehold Considerations

Lenders evaluate tenure structure carefully:

• Freehold assets typically provide stronger security

• Long leasehold assets are assessed based on lease term and ground rent structure

• Peppercorn rent structures are generally more favourable

• Lease covenant strength influences risk assessment

Tenure structure impacts leverage and pricing parameters.

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Special Situations Pricing

Where assets face:

• Temporary occupancy challenges

• Regulatory transitions

• Short-term performance dips

• Restructuring scenarios

Pricing and structure may reflect increased underwriting complexity. However, funding remains achievable where recovery pathways and asset fundamentals are sound.

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Transparency & Governance

Healthcare finance must be structured responsibly.

Our approach prioritises:

• Long-term sustainability

• Leverage discipline

• Regulatory awareness

• Institutional underwriting standards

• Execution certainty

We do not promote unrealistic leverage or rate positioning. Every structure is aligned with asset resilience and operational stability.

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Request a Healthcare Funding Assessment

If you are considering acquisition, development, refinancing or restructuring, our team can provide a confidential initial assessment based on your asset profile and funding objectives.

🔘 Request Confidential Consultation
🔘 Submit Healthcare Finance Enquiry

Completion Timeframes & Funding Process | Esteema Capital Partners 

Healthcare finance transactions are inherently multifaceted, involving operational assessment, regulatory compliance, asset valuation and capital structuring. Understanding the funding journey and expected timeframes helps stakeholders plan effectively and align expectations with execution certainty.

Esteema Capital Partners provides a structured and transparent process that supports you from initial enquiry through to funding completion — ensuring clarity at every stage and disciplined underwriting that aligns with institutional capital expectations.

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1. Initial Enquiry & Confidential Assessment

Timeframe: 1–5 business days

The process begins with a confidential briefing where we gather:

• Asset details (type, location, tenure)

• Financial performance

• Operator background

• Funding objectives (acquisition, refinance, development)

We review preliminary information and provide initial feedback on suitability and indicative funding parameters.

Key outcomes: alignment on scope, documentation checklist and next steps.

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2. Detailed Information Submission & Preliminary Due Diligence

Timeframe: 5–10 business days

Once initial alignment is achieved, we request supporting information including:

• Management accounts

• Last 2–3 years financials

• CQC reports and inspection history

• Occupancy and fee breakdown

• Valuation reports (if available)

• Business plan (for development or expansion)

During this stage, we conduct disciplined preliminary underwriting to assess:

• Operational performance

• Regulatory impact

• Demand dynamics

• Exit clarity

This enables us to prepare an informed funding strategy.

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3. Indicative Terms & Structuring Proposal

Timeframe: 3–7 business days

Based on preliminary due diligence, we present:

• Indicative leverage range (LTV or LTC)

• Funding structure options (senior, bridging, mezzanine, hybrid)

• Indicative pricing parameters

• Documentation expectations

• Key conditions precedent

This enables you to compare funding options and refine the preferred approach.

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4. Full Due Diligence & Capital Partner Engagement

Timeframe: 10–21 business days

Upon acceptance of indicative terms, we engage capital partners — including:

• Senior lenders (banks, private credit)

• Institutional funds

• Mezzanine / structured capital providers

• Joint venture equity partners (if applicable)

During this period:

• Legal diligence is initiated

• Valuation is updated (if required)

• Regulatory compliance and operational checks are completed

• Capital proposals are finalised

The detailed due diligence process ensures alignment of all parties on risk, documentation and pathway to funding.

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5. Credit Committee Approval & Documentation

Timeframe: 7–14 business days

Once diligence is complete:

• Term sheets are finalised

• Credit approval is obtained from lenders

• Documentation is negotiated and executed (loan agreements, security documents, charges)

Clear coordination between legal, finance and operational stakeholders ensures speed and clarity.

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6. Drawdown & Funding Completion

Timeframe: 3–7 business days

After documentation:

• Conditions precedent are fulfilled

• Security is registered

• Drawdown mechanics are agreed

• Funds are released

Depending on the structure (senior refinance, development drawdown, staged bridging release), completion timing is coordinated to meet your strategic timeline.

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Typical Timeframe Summary

Total Estimated Timeline: ~4–12+ weeks
(Actual duration depends on complexity, asset type, regulatory elements and capital structure.)

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Factors That May Affect Timelines

Regulatory Considerations

CQC inspection history, staffing compliance, or upcoming reviews can extend due diligence timelines.

Development or Repositioning Projects

Projects requiring planning, construction milestones or staged drawdowns may necessitate bespoke scheduling.

Portfolio Transactions

Multi-asset deals require coordinated diligence across assets and multiple lenders/sponsors.

Operator Transitions

Where operational handovers or management changes are involved, additional governance and compliance checks may be required.

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Why Esteema’s Structured Process Matters

Healthcare finance is not a transactional “quick loan” — it is a capital strategy execution requiring:

• Institutional clarity

• Governance discipline

• Regulatory awareness

• Execution certainty

Our process ensures stakeholders are informed at each stage, reducing surprises and enhancing confidence in funding outcomes.

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Ready to Commence Your Funding Journey?

Whether you are acquiring, refinancing, developing or restructuring a healthcare asset, our team provides a disciplined capital process tailored to your objectives.

🔘 Request Confidential Funding Assessment
🔘 Submit Healthcare Finance Enquiry

Medical & Healthcare Finance – Frequently Asked Questions (FAQ)

1. What types of healthcare assets do you finance?

We support a broad spectrum of healthcare real estate and operating platforms, including:

• Care homes (residential & nursing)

• Specialist dementia facilities

• Supported living portfolios

• Assisted living schemes

• Private hospitals & clinics

• Medical centres & GP surgeries

• Mental health facilities

• Children’s care facilities

• New-build and development projects

• Conversions and refurbishment programmes

Each mandate is assessed on operational resilience, regulatory framework, and long-term sustainability.

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2. Do you provide funding for new-build healthcare developments?

Yes.

We structure funding for:

• Ground-up developments

• Refurbishment and repositioning

• Change-of-use conversions

• Capacity expansion projects

Development cases are assessed based on construction viability, CQC alignment, operator strength, demand fundamentals, and exit clarity.

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3. What types of capital solutions are available?

We arrange a diversified capital stack, including:

• Senior debt

• Stretch senior

• Development finance

• Bridging finance

• Mezzanine capital

• Preferred equity

• Joint venture equity

• Hybrid capital structures

Our role is to optimise leverage while preserving stability and long-term capital efficiency.

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4. Do you work with both property owners and healthcare operators?

Yes.

We work with:

• Owner-operators

• Leasehold operators

• Institutional landlords

• Portfolio investors

• Healthcare groups expanding through acquisition

• New entrants with experienced management teams

Structures may include OpCo/PropCo separation where appropriate.

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5. What is the typical loan-to-value (LTV) available?

LTV varies depending on:

• Asset type

• Trading performance

• Regulatory positioning

• Lease structure

• Development stage

• Sponsor strength

Typically:

• Stabilised assets: 60–75% LTV

• Development finance: up to 65% LTC

• Bridging solutions: structured case-by-case

Each case is underwritten individually.

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6. How long does completion typically take?

Timeframes depend on complexity.

• Bridging finance: 2–6 weeks

• Stabilised refinance: 4–8 weeks

• Development finance: 6–10 weeks

• Complex structured transactions: variable

Due to our direct capital access and institutional underwriting framework, we prioritise speed and execution certainty.

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7. Can you assist with refinancing existing healthcare portfolios?

Yes.

We frequently support:

• Portfolio refinancing

• Rate optimisation

• Capital restructuring

• Exit from short-term lenders

• Re-gearing for expansion

• Share-transfer or asset-transfer structuring

We assess the entire capital stack rather than isolated debt replacement.

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8. Do you support distressed or special situations?

Yes.

We have experience in:

• Regulatory challenges

• Temporary occupancy issues

• Operator transitions

• Administration or restructuring cases

• Distressed acquisitions

• Underperforming asset repositioning

Each scenario is assessed based on recovery pathway, asset fundamentals, and strategic exit visibility.

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9. How do you assess healthcare funding risk?

We underwrite based on:

• CQC compliance history

• EBITDA sustainability

• Occupancy levels & fee mix

• Staffing structure

• Regulatory framework

• Asset quality & location

• Demand demographics

• Sponsor governance

Healthcare is income-sensitive and regulation-driven — disciplined underwriting is essential.

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10. Do you provide advisory services alongside funding?

Yes.

In addition to arranging capital, we provide:

• Capital structuring advisory

• Acquisition strategy support

• Feasibility analysis

• Development funding modelling

• Exit strategy planning

• Risk governance framework alignment

We operate as strategic capital advisors — not just intermediaries.

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11. Do you work with institutional and international investors?

Yes.

We engage with:

• Private credit funds

• Family offices

• Institutional lenders

• Sharia-compliant capital partners

• International investors seeking UK healthcare exposure

Multi-currency and cross-border structuring is available where required.

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12. What documentation is typically required?

Standard requirements may include:

• Last 3 years financials

• Management accounts

• Occupancy and fee breakdown

• CQC reports

• Asset valuation (if available)

• Development appraisal (for new build)

• Sponsor profile & track record

• Business plan

Requirements vary depending on transaction type.

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13. Are your services confidential?

Yes.

All mandates are handled under strict confidentiality and professional governance standards. NDAs are available where required.

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14. Why choose Esteema Capital Partners for healthcare finance?

• Deep capital market access

• Institutional underwriting discipline

• Speed of execution

• Structured capital expertise

• Governance-led approach

• Long-term relationship focus

• “Quick Decision – Quick Funding” capability

We align funding strategy with long-term healthcare sustainability — not just transaction completion.

Healthcare finance requires disciplined underwriting, regulatory awareness and capital structuring expertise. Esteema Capital Partners supports care home operators, healthcare investors and institutional stakeholders across acquisitions, development and refinancing strategies in the UK and selected international markets.

“Still Have Questions About Healthcare Finance?”

Ready to Structure Your Healthcare Capital Strategy?

Whether you are acquiring, developing, refinancing or repositioning a healthcare asset, our team provides disciplined underwriting and institutional capital access tailored to your objectives.

🔘 Submit Healthcare Funding Enquiry