Commercial Property Finance
Purchase, build or refinance offices, warehouses or retail space with confidence. We compare lenders and steer your application to settlement.
Funding built around your strategy
Whether you are buying a warehouse, fitting out a new office or refinancing an existing property, the right loan can lift cash flow and returns. We start by mapping your deposit, rental income and growth plans, then search a wide panel of banks and non bank lenders to find terms that fit. Options range from interest only periods and fixed repayments to offset accounts for extra flexibility. We handle valuations, credit submissions and lender negotiations so you can keep your focus on the property, not the paperwork.
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in secured loans in the last 12 months+0
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years experienceOwner-occupied commercial loans
Owning the building you trade from locks in your overheads and turns rent into equity. We assess your financials, compare commercial property lenders and structure a loan that can fund up to eighty per cent of the purchase price. You gain control over fit-out, signage and future expansion while your repayments build an asset for the business. We manage valuations, credit submissions and settlement so you can stay focused on daily operations.
Commercial investment loans
Buying offices, warehouses or retail space for rental return can add a solid income stream to your portfolio. We run the numbers on yield, outgoings and vacancy risk, then match you with lenders that offer flexible terms and competitive interest on commercial investment loans. Whether you are entering the market or expanding an existing portfolio, we handle valuations, lease reviews and credit negotiations to keep the process smooth. You focus on securing tenants and growing capital while we secure the finance.
Refinance and equity release
A regular review of your commercial loan can trim interest and free capital for new projects. We analyse your current rate, fees and term, then compare offers from banks and non bank lenders. When a better option surfaces we negotiate approval, arrange valuations and guide the settlement, letting you unlock equity or shorten the loan without disrupting tenants. The extra funds can cover fit outs, upgrades or fresh investments while repayments stay aligned with rental income.
What lenders actually look at on a commercial deal
Commercial lending does not work like a home loan. There is no single serviceability calculator that every bank runs — two lenders can look at the identical deal and land 15% apart on what they will lend, because they weight these things differently.
The lease, not just the building
For an investment purchase, the lease is the asset. Lenders read the WALE (weighted average lease expiry), the quality of the tenant, whether rent reviews are fixed or CPI-linked, and what happens at expiry. A government or ASX-listed tenant on a ten year lease is a different risk to a two year lease with a new business, even if the rent is identical.
Cap rate versus your borrowing rate
This is the first filter we apply to any commercial investment. If the property yields 5.4% and the debt costs 6.5%, the deal is negatively geared from day one — you are funding the gap out of pocket every month, betting entirely on capital growth. Sometimes that is a considered decision. Often nobody has done the arithmetic. We will do it before you commit.
Property type and location
Lender appetite varies enormously by asset class. Standard office, retail and industrial in metropolitan Melbourne attract the widest lender panel and the best LVRs. Specialised assets — childcare, service stations, medical suites, hospitality — get fewer lenders, lower LVRs and often shorter terms, because the building is harder to repurpose if it comes back to the bank.
Buying commercial property in Victoria: the costs nobody quotes you
The purchase price is the number everyone focuses on. These are the ones that decide whether the deal actually works.
- Land tax — Victoria's rates and the COVID debt levy materially change the net yield on an investment property. A deal that looks like 9% gross can land well under that after land tax. This belongs in the numbers before you sign, not after.
- GST — commercial property is generally subject to GST, though a going concern sale may be exempt. This affects your cash requirement at settlement.
- Outgoings — who pays council rates, water, owners corporation and insurance depends on the lease. In a net lease the tenant covers them; in a gross lease you do.
- Stamp duty — on commercial values this is a large number, payable in cash and not financeable.
How commercial terms differ from a home loan
Expect a shorter term than the thirty years you are used to. Commercial facilities commonly run three to five years before review, and many are interest-only for a period. Loan to value ratios typically sit at 65% to 75% for standard assets, lower for specialised ones. Rates are priced individually rather than from a rate card, which means there is genuine room to negotiate — and a real cost to not negotiating.
Because the facility comes up for review, settlement day is not the end of the job. We diarise your review dates and go back to the lender with market pricing, rather than letting the loan quietly roll onto whatever margin they choose.