Commercial Mortgage Broker Brisbane
Need a commercial mortgage broker in Brisbane for a warehouse, medical suite, office or retail asset? We compare 35+ lenders, model DSCR/LVR buffers and package the deal with Queensland due diligence in mind — flood exposure, insurance, and lease evidence that supports the “real” net income. For the national blueprint, see Commercial Mortgage Broker Australia.
General information only — not financial, legal or tax advice. Commercial facilities may involve lender, valuation, legal and/or broker fees. Updated: 25 February 2026.
Start with numbers and policy (before you apply)
City-based searches often start with a simple question: “Will this deal work on paper?” The fastest path is to triage eligibility first, then model DSCR/LVR, then package the deal for the right lender. These tools open in a new tab.
Business Loan Eligibility Check
Quick pass/fail triage to spot approval blockers before you pay for valuations or legals.
Commercial Property Calculator
Estimate NOI, DSCR, repayments, yield, cap-rate value and breakeven rent.
Commercial Property Finance Guide
LVR tiers, covenants, valuations, lease-doc vs full-doc, and a practical game plan.
Commercial Property Market (Australia)
Sector-by-sector snapshot (industrial / office / retail) and what lenders are watching.
Key lender tests (DSCR, LVR, leases, covenants)
If you want to go deeper on what banks actually check, use these quick support pages:
- DSCR explained (serviceability)
- Deposits & LVR (security)
- Covenants & annual reviews (ongoing tests)
- Lease-doc vs full-doc (documentation path)
Commercial lending in Brisbane: local context that changes approvals
Brisbane commercial finance is strongly influenced by location-specific risk (especially flood exposure), insurance costs and the depth of comparable sales evidence. The same building can be “easy” or “hard” depending on access, tenancy quality and how confident a valuer is in the leasing market.
When we package Brisbane deals, we make the NOI story defensible: net rent evidence, realistic vacancy allowances and clear outgoings recovery. If you want the national framework first (DSCR, LVR, WALE, covenants), start at Commercial Mortgage Broker Australia — then use this hub for Brisbane-specific nuance.
Brisbane lending appetite often reflects the city’s main logistics corridors and employment nodes:
- TradeCoast: Eagle Farm, Pinkenba, Hemmant (port/airport influenced logistics)
- South‑west industrial: Wacol, Richlands, Darra (warehouse and trade supply)
- North industrial: Northgate, Banyo, Virginia (distribution and services)
- Ipswich corridor: Redbank, Bundamba, Swanbank (larger-format industrial)
- Office nodes: Brisbane CBD, Fortitude Valley, South Brisbane (incentives + WALE matter)
- Metro retail: neighbourhood centres and strip retail (tenant covenant + turnover sensitivity)
We use precinct quality and property liquidity as a proxy for how tight a lender is likely to be on LVR and covenants.
In Brisbane, these issues commonly trigger extra questions in credit and at valuation:
- Flood exposure: mapping, insurance terms and lender policy can change quickly by pocket
- Insurance costs: higher premiums can tighten DSCR if they materially increase property outgoings
- Strata/body corporate: disclosure, levies and special levies matter for strata commercial units
- Lease structure: make-good, rent reviews and incentives can change accepted net rent
- Specialised assets: childcare/medical/hospitality can trigger tighter policy or lower max LVR
If any of those apply, we’ll map the right documentation path early: lease-doc vs full-doc.
What widens options in QLD
In Brisbane, lender appetite is often strongest when flood risk is low/understood, the asset is functional, and the tenant/lease evidence is clean. Outcomes can tighten quickly where insurance or location risk introduces uncertainty.
- Industrial logistics: stronger appetite where access and functionality suit broad tenants
- Medical suites: can be strong with long WALE and credible operators; weaker if fit‑out is too specialised
- Retail: net rent evidence and outgoings recovery matter (especially where turnover is sensitive)
- Flood‑exposed pockets: often trigger lower LVR or stricter DSCR buffers
The aim is a structure that still works if insurance increases or vacancy lasts longer than expected.
The pack that prevents rework
Brisbane delays often happen when flood/insurance or lease evidence is clarified late. We front-load the documents so credit and valuation are aligned.
- Executed lease + variations, rent ledger and outgoings statement
- Flood mapping (where relevant) and insurance summary/quotes if premiums are material
- Body corporate disclosure, levies and insurance (for strata commercial units)
- Photos, floor plan/tenancy schedule and a simple NOI bridge
If documentation is light, decide early between lease-doc vs full-doc.
What lenders focus on for Brisbane deals
Brisbane borrowers often assume the “hard part” is the borrower. In commercial, the lender is also pricing the property’s income quality and the risk of that income changing. Here are the Brisbane-specific checks we build into submissions so the deal doesn’t get stuck mid-credit.
Liquidity beats “nice looking”
Brisbane valuations can be sensitive to comparable sales and how liquid the asset is in its precinct. Lenders generally prefer standard industrial with good access and broad tenant appeal. Higher-risk locations or specialised improvements can mean lower max LVR.
Deposits vary — use: commercial deposits & LVR.
NOI and rent evidence
In Brisbane we often see leases with incentives, stepped rents or outgoings nuances. Lenders want a clear net income story supported by the lease and rent ledger. If the income is borderline, we model buffers and present a conservative DSCR case.
Start with: DSCR explained.
WALE and tenant concentration
Brisbane leases are often 3–5 years with options, but the lender’s question is: “What happens at expiry?” Short WALE, weak tenant financials, or tenant concentration can trigger lower LVR, higher margin, or tighter covenants.
If you’re refinancing, see: commercial property refinance.
Risk and outgoings can move the numbers
In Brisbane, flood exposure and insurance costs can materially change lender comfort. Where premiums are high or risk is uncertain, lenders may reduce max LVR or require stronger DSCR buffers. We confirm policy fit before valuation to avoid wasted cost.
A clean checklist helps. Use the national guide: Commercial Property Finance Guide.
Plan for annual review, not just settlement
Brisbane borrowers often refinance for price, but the bigger win can be covenant comfort. We review DSCR/LVR triggers, reporting requirements, and how the lender handles tenant changes — then choose the structure that stays calm.
Read: covenants & annual reviews.
Common scenarios we help with in Brisbane
Brisbane deal strategy often turns on risk by pocket — especially flood exposure and insurance — plus the tenant’s strength and lease clarity. Here are Brisbane scenarios we commonly structure and what we prioritise.
Buying a strata unit or premises
Brisbane owner‑occupiers frequently buy warehouses in Wacol/Richlands or TradeCoast precincts. We test business cash flow and then sanity‑check flood/insurance assumptions and permitted use so valuation and credit land in the same place.
First step: eligibility check.
Rent-driven industrial and retail
Brisbane investors often target leased industrial, medical suites and neighbourhood retail. Lender outcomes hinge on WALE, net rent evidence and realistic outgoings (especially insurance). We package buffers so the numbers still work if costs rise.
Model NOI with the calculator.
Improving pricing or flexibility
Refinances in Brisbane often follow insurance premium increases, tenant churn, or a need to move away from tight covenants. We re-check valuation expectations and DSCR buffers, then select a lender structure that stays calm at annual review.
See: refinance strategy.
Deposit and serviceability in Brisbane: how to keep the deal “bankable”
In Brisbane, the dollar amount of your loan can matter as much as the percentage LVR — especially where location risk, insurance costs or tenant concentration affects lender comfort. The safest path is to model DSCR conservatively, then align the lender to the security and lease profile. For deeper numbers, use the Commercial Property Calculator and review loan costs and fees so there are no settlement surprises.
| Lever | What lenders are thinking | Practical borrower action |
|---|---|---|
| Deposit (LVR) | Functional assets with clean leases can attract stronger LVR appetite, but flood exposure, specialised uses or short WALE can reduce max LVR in Brisbane. | Treat LVR as a range, not a promise. Confirm the realistic band early with this deposit guide. |
| DSCR buffers | Brisbane DSCR can tighten if insurance and outgoings rise or vacancy lasts longer than assumed. Lenders stress rates and may re-test on P&I. | Use conservative NOI, allow for vacancy/outgoings, and build headroom. See DSCR explained. |
| Lease documentation | Clear net rent evidence helps avoid valuation haircuts. Unclear outgoings recovery or incentives can reduce accepted net rent. | Provide the lease, variations, rent ledger and outgoings statement up-front. It shortens credit time. |
| Annual review risk | Facilities often include covenants/reporting. If costs rise (insurance) or the tenant changes, a tight structure can become stressful. | Choose a lender with sensible covenant structure. Start with covenants explained. |
Speak with a commercial mortgage broker (Brisbane)
We run Brisbane deals Australia-wide by phone/video and coordinate lender strategy, valuation timing and credit packaging. If you want to understand how our lender comparisons work nationally, use the pillar: Commercial Mortgage Broker Australia.
The fastest way to get clarity is to send the basics (asset type, price/loan amount, lease summary) and we’ll map: realistic LVR band, DSCR stress test, documentation lane and likely lender fit.
Don’t go unconditional blind
Brisbane deals can move quickly. We help you choose the lender lane early so valuation and credit align with your contract timeline.
Rebuild the file for today’s lease
If the tenant has changed, the lease has rolled, or your lender is tightening covenants, we’ll rebuild the submission so the new credit story is clear.
Other commercial mortgage broker hubs
We work Australia-wide by phone/video. These hubs are built to capture geo-intent searches and funnel authority back to the national broker page.
Sydney • Brisbane
Prefer a general locations directory? See: Rate Challenge locations →
FAQs
How much deposit do I need for a Brisbane commercial property?
Many Brisbane commercial deals start around a 25–35% deposit, but the real requirement depends on security type, lease strength and valuation. Flood exposure, specialised assets or short WALE can push deposit requirements higher.
Does flood risk affect commercial lending in Brisbane?
Yes. Flood exposure can change lender policy, valuation outcomes and insurance costs. We usually confirm lender fit and the insurance assumption before ordering valuation where flood risk is a factor.
Are insurance costs included in DSCR calculations?
Often yes (directly or indirectly via net income). If insurance premiums are high, DSCR can tighten materially. That’s why we model conservative outgoings in Brisbane.
Can I get a lease-doc loan for a Brisbane investment property?
Sometimes. Lease-doc is driven by net rent, lease quality and evidence rent is being paid. Strong tenants and longer WALE generally support better outcomes.
What DSCR do lenders look for on Brisbane commercial loans?
There isn’t one universal target. Many lenders want a buffer above 1.0 after stressing rates and expenses. Higher-risk assets or locations can require more headroom.
Do Brisbane commercial loans have annual reviews and covenants?
Often yes. Facilities may include reporting requirements and ratio tests such as DSCR and/or LVR. Building buffers at approval reduces stress if costs rise or tenancy changes.
How long does a Brisbane commercial loan approval take?
With a complete document pack and standard security, approvals can be achieved in 1–2 weeks. Flood/insurance checks, complex leases or valuation bookings can extend timelines.
Can I refinance a Brisbane commercial property and cash out?
Potentially, but cash-out depends on valuation, lender policy, DSCR buffers and purpose of funds. We confirm safe borrowing limits first, then structure refinance to keep covenants comfortable.
Can an SMSF buy commercial property in Brisbane with finance?
Sometimes. SMSF commercial finance is usually done via an LRBA structure and requires specialist legal and tax advice. Lenders still assess the property, lease strength and DSCR buffers similarly to non-SMSF deals.