Commercial Mortgage Broker Perth
Need a commercial mortgage broker in Perth for a small warehouse, showroom, office or leased investment? We compare 35+ lenders, stress-test DSCR/LVR and package the deal around WA realities — market liquidity outside key corridors, tenant concentration and valuation sensitivity to lease term. 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 Perth: local context that changes approvals
Perth commercial finance can be straightforward for standard industrial in established corridors, but it becomes more policy-sensitive when the asset is niche, the tenant base is concentrated, or comparable sales evidence is thin. WA’s cyclical sectors can also influence how lenders think about re‑letting risk and lease durability.
When we package Perth deals, we focus on the underwriting questions upfront: what happens at lease expiry, how defensible is NOI, and how sensitive is value to yield movement. If you want the national framework first (DSCR, LVR, WALE, covenants), start at Commercial Mortgage Broker Australia — then use this hub for Perth-specific nuance.
Perth lending appetite often reflects the city’s main industrial corridors and employment nodes:
- Airport / logistics: Kewdale, Forrestfield, Hazelmere (distribution and freight)
- Inner industrial: Welshpool and Canning Vale (trade supply and services)
- North industrial: Malaga and Wangara (light industrial and services)
- South / marine: Henderson and Kwinana (marine and heavy industrial pockets)
- Office nodes: Perth CBD, West Perth, Subiaco (lease profile + incentives matter)
- Metro retail: neighbourhood centres and strip retail (tenant covenant drives outcomes)
We use precinct quality and property liquidity as a proxy for how tight a lender is likely to be on LVR and covenants.
In Perth, these issues commonly trigger extra questions in credit and at valuation:
- Tenant concentration: reliance on one industry/tenant type can tighten lender appetite
- Specialised improvements: highly specific fit‑outs can reduce resale/re‑letting confidence
- Comparable sales depth: thinner evidence in some pockets can widen valuation outcomes
- Short WALE: lenders may assume longer downtime or higher incentives at re‑letting
- Strata and access: easements, shared services and bylaws still matter for small units
If any of those apply, we’ll map the right documentation path early: lease-doc vs full-doc.
What helps in WA submissions
Perth outcomes are often best when the security is standard, the lease is credible, and the asset would be easy to re‑let if the tenant moved on. Appetite tightens when valuation relies on narrow comparables or very tenant‑specific improvements.
- Standard warehouses: strong where access/clearance suits broad tenants
- Mining-services exposure: can be fine, but lenders may want stronger buffers if revenue is cyclical
- Retail/hospitality: assessed heavily on tenant covenant and lease structure
- Short leases: WALE is a key driver of valuation confidence and lender comfort
We aim for a structure that stays resilient at annual review if valuation or leasing conditions soften.
The evidence credit wants early
Perth delays usually happen when lease evidence or property specifics are clarified after valuation is ordered. A simple, complete pack keeps the file moving.
- Executed lease + variations, rent ledger and outgoings statement
- Photos, floor plan/tenancy schedule and a concise NOI bridge
- For specialised assets: fit‑out summary and alternative-use commentary (how re‑lettable is it?)
- For strata: insurance, bylaws and any known special levies
If the deal is documentation‑light, compare lease-doc vs full-doc early.
What lenders focus on for Perth deals
Perth 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 Perth-specific checks we build into submissions so the deal doesn’t get stuck mid-credit.
Liquidity beats “nice looking”
Perth valuations can hinge on comparable evidence and how “standard” the asset is for the precinct. Lenders generally like assets that are easy to re-let or sell (functional industrial, good access, broad tenant appeal). Bespoke assets can mean lower max LVR.
Deposits vary — use: commercial deposits & LVR.
NOI and rent evidence
In Perth we often see different lease structures (net vs gross) and outgoings recovery assumptions that can change accepted NOI. Lenders want a clear net income story supported by lease documents and rent evidence. If income is borderline, we model buffers and present a conservative DSCR case.
Start with: DSCR explained.
WALE and tenant concentration
Perth 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.
Perth valuations can swing on WALE
In Perth, lender comfort is often tied to how easy the property would be to re‑let and how sensitive value is to lease expiry. Where WALE is short or the asset is specialised, lenders may reduce max LVR or require stronger DSCR buffers.
A clean checklist helps. Use the national guide: Commercial Property Finance Guide.
Plan for annual review, not just settlement
Perth 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 Perth
Perth isn’t one market — outcomes vary by corridor and tenant profile, and lenders can become conservative when lease term or resale confidence is unclear. Here are common Perth scenarios and how we approach them.
Buying a strata unit or premises
Perth owner‑occupiers often buy small warehouses/showrooms in Kewdale, Welshpool, Canning Vale or Malaga. We assess business cash flow, then position the security around functionality and re‑letting depth so valuation risk is controlled.
First step: eligibility check.
Rent-driven industrial and retail
Perth investors often buy leased industrial with tenant concentration (mining services, trade supply). We focus on WALE, tenant covenant and alternate‑use confidence so the bank isn’t relying on one narrow outcome if the lease ends.
Model NOI with the calculator.
Improving pricing or flexibility
Refinances in Perth are common after a tenant change, rent reset or when a lender’s covenants become uncomfortable. We re-test DSCR at stressed rates and rebuild the file so the current lease story is credit‑ready.
See: refinance strategy.
Deposit and serviceability in Perth: how to keep the deal “bankable”
In Perth, the dollar amount of your loan can matter as much as the percentage LVR — particularly when the asset is specialised or the lease is short. 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) | Standard, well-located industrial with credible leases can attract stronger LVR appetite. Specialised assets, thin comps or short WALE can reduce max LVR in Perth. | Treat LVR as a range, not a promise. Confirm the realistic band early with this deposit guide. |
| DSCR buffers | Perth lenders stress rates and may re-test on P&I. DSCR gets tight when NOI is optimistic or tenant concentration makes income less “durable”. | Use conservative NOI and build headroom. See DSCR explained. |
| Lease documentation | Lease clarity supports valuation confidence. Where the lease is short or incentives are heavy, valuers may haircut net rent and lenders may tighten terms. | Provide the lease, variations, rent ledger and outgoings statement up-front. It shortens credit time. |
| Annual review risk | Covenants/reporting are common. If the tenant changes or valuation softens, a tight structure can become stressful at review. | Choose a lender with sensible covenant structure. Start with covenants explained. |
Speak with a commercial mortgage broker (Perth)
We run Perth 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
Perth deals can move quickly when the security is clean and the lease is strong. 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.
Prefer a general locations directory? See: Rate Challenge locations →
FAQs
How much deposit do I need for a Perth commercial property?
Many Perth commercial deals start around a 25–35% deposit, but the requirement depends on the security, lease strength and valuation. Specialised assets, short WALE or thin comparable evidence can push deposit requirements higher.
Does WA’s market cycle affect commercial lending in Perth?
It can. Some lenders become more conservative if they see higher leasing risk in cyclical sectors. We package the deal with buffers so it stays resilient if conditions change.
Are short leases a problem for Perth commercial loans?
They can be. Short WALE often reduces valuation confidence and can lead to lower max LVR or stronger DSCR requirements. Longer leases with credible tenants typically support better outcomes.
Can I get a lease-doc loan for a Perth investment property?
Sometimes. Lease-doc is driven by net rent, lease quality and rent evidence. Strong tenants and longer WALE generally support better outcomes than short leases.
What DSCR do lenders look for on Perth commercial loans?
There isn’t one universal target. Many lenders want a buffer above 1.0 after stressing rates and expenses, and higher-risk assets can require more headroom.
Do Perth commercial loans have annual reviews and covenants?
Often yes. Facilities can include reporting requirements and ratio tests such as DSCR and/or LVR. Building buffers at approval reduces stress if valuations or tenancy change.
How long does a Perth commercial loan approval take?
With complete documents and standard security, approvals can be achieved in 1–2 weeks. Valuation bookings, specialised security or lease complexity can extend timelines.
Can I refinance a Perth commercial property and cash out?
Potentially, but cash-out depends on valuation, lender policy, DSCR buffers and the purpose of funds. We confirm safe borrowing limits first, then structure refinance to keep covenants comfortable.
Can an SMSF buy commercial property in Perth 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.