We are not just another broker.  Most brokers try to cover everything. We specialise solely on property finance to offer genuine expertise and deliver real value.  We're focused on structuring the right solution for your project from day one.

So, what actually sets us apart from other brokers? We are solely focused on property finance. This means sharper insight, stronger lender access, and solutions built around your project. Swipe to find out more.

Introducing York RUFC's new kit! 🎉 York RUFC revealed their new kit with a fantastic crowd, with excitement building for the season ahead. It was a brilliant evening that captured the strength of rugby in York, and we're excited to be alongside the team for what's ahead.

A new chapter for ICE3 Group! 🎉 After five great years at Castlegate House, we've moved into a new office! The space gives us room to grow and a modern environment for our team. Here's to the future of ICE3.

Funding a site with your pension? Here’s how we made it work. We backed Marley Homes with a full funding package: pension equity, senior debt and mezzanine, to get their Kelfield project moving.

Our project in Kelfield is moving from plans to reality. This visual captures the finished plan of one of our latest schemes- a project we've been involved with from funding through to delivery. We're looking forward to showing you the completed build soon. Stay tuned.

York is our home, and so is most of our work. From residential and commercial finance to site sales, acquisitions, and portfolio refinancing, we’ve helped shape projects across the city for years. If you’ve got a property opportunity in York, let’s talk.

Property finance specialists based in the heart of York. It's where our business began, where our network runs deepest, and where we continue to deliver for clients year after year. Head to our website for our services: ice3group.com/index.html

Exciting development taking shape in Fulford.  We’ve secured senior debt funding and equity for a client developing three modern townhouses in a strong residential location. Final planning details are being completed, and the site will be breaking ground soon.

A glimpse of what's to come in Fulford. This visual showcases the completed vision of our latest Fulford project- a development we've supported from the funding stage through to delivery. Excited to see this come to life.

The hammer drops and the countdown begins... Auction finance moves fast, and so do we. That’s why we’ve created a pre-auction tick list to help you stay ahead, stay organised, and secure your deal without the stress.

28 days. That's it. Buying at auction isn't just about winning the bid; it's about completing the deal before the clock runs out.  Without the right plan, delays can cost you your deposit. Our pre-auction tick list gives you a clear path from hammer drop to completion.

Do property finance terms ever leave you second-guessing? They come up in almost every deal, but they're not always explained clearly. Here's some common terms explained simply.

GDV, LTC, LTV... You hear them everywhere in property finance, but what do they actually mean? These aren't just letters; they're the ratios that shape how funding is structured.

Every deal has a structure...The Capital Stack. The Capital Stack is the layers of funding that make a development possible.  Senior debt forms the base, with other finance on top to reduce how much equity a developer needs to commit.

The foundation of every deal...Senior Debt. It's the foundation of the Capital Stack, the largest and cheapest source of funding, secured with a first charge over the asset. Without it, most developments wouldn't get off the ground.

Exiting early can cost you... Early Repayment Charges are one of those details that can make a big difference to the value of a deal. With the right structure, you can avoid unnecessary fees and keep your project on track.

A low rate doesn't always mean a better deal. ERCs (Early Repayment Charges) can flip the numbers fast. What looks cheap on the surface can end up costing more once you factor in exit fees. Have you ever seen ERCs catch someone out?

The middle layer that unlocks a property finance deal. Sitting between senior debt and equity is Mezzanine Debt.  By reducing how much personal equity a developer needs to commit, mezzanine finance helps unlock more opportunities, faster.

Every project has a gap to fill. That's where Mezzanine Debt comes in: the funding that bridges the shortfall between Senior Debt and Equity. Higher risk, higher cost, but often the difference between a deal stalling or going ahead.