COMMERCIAL PROPERTY FINANCE
Commercial mortgage broker.
Finance for your property, lease and business.
Commercial lenders assess the property, lease, borrower cash flow, valuation and exit—not just the requested loan. We compare lender policy, pricing and structure around the complete transaction before an application is lodged.
General information only. Commercial finance can involve business, legal, tax and property risks that require professional advice.
START WITH THE TRANSACTION
What are you financing?
The same building can be assessed differently depending on who occupies it, how the loan is serviced and what the borrower plans to do with the property.
Leased investment property
The lender usually starts with rent, lease length, tenant quality, outgoings, vacancy risk, valuation and the borrower’s ability to support any shortfall.
Owner-occupied premises
The operating business becomes central. Financial statements, BAS, bank conduct, management experience and the property’s suitability for the business all matter.
Mixed-use property
Residential and commercial components, zoning, access, tenancy and valuation method can change lender options, required contribution and loan structure.
Commercial refinance
The current debt, repayment history, valuation, lease position, covenants and reason for moving are assessed again. A lower rate is only one part of the decision.
Equity release
Purpose, amount, resulting LVR and evidence determine whether funds can be released freely, paid directly or restricted to a defined business or investment use.
Vacant or value-add property
Vacancy, works, leasing assumptions and holding costs need a credible plan. Lender options depend on current income, the scope of works, available evidence and the proposed exit.
WHAT WE COMPARE ACROSS LENDERS
What shapes your commercial loan?
The same transaction can receive different outcomes as lender appetite, methodology, documentation and risk settings change.
LVR and contribution
How much equity is required and whether the lender treats the property as standard, specialised, vacant or thin-market security.
DSCR / interest cover
How the lender calculates income, outgoings, stressed debt service and the coverage buffer required for the transaction.
Lease length and WALE
Remaining term, options, rent reviews, incentives, outgoings, tenant strength and concentration can all change lender appetite.
Borrower and business support
For owner-occupied property, lenders may review financials, BAS, bank conduct, add-backs, related entities and management experience.
Loan term and repayment
Amortisation, interest-only, review frequency, covenants and exit strategy affect cash flow and future refinance flexibility.
Valuation and property type
Valuation method, alternative use, comparable evidence, location and marketability influence the lender’s security assessment.
Looking for the detailed mechanics?
Read the detailed guideThe Commercial Property Finance Guide goes deeper into LVR, DSCR, leases, valuations, covenants, costs and loan structures.
WHAT CHANGES THE LENDER FIT
Find the right lender fit.
A strong submission explains the income source, property risk, borrower structure and exit before the credit team has to ask.
| Issue | Often more straightforward | Often more complex | What to prepare |
|---|---|---|---|
| Income basis | Established rent or stable trading cash flow with clear evidence. | Vacant property, forecast-only income, recent business change or related-party rent. | Lease, rent schedule, financials, BAS, bank statements and assumptions that reconcile. |
| Property | Standard industrial, retail, office or medical asset in a liquid market. | Hospitality, childcare, specialised improvements, short leasehold, mixed zoning or regional thin market. | Contract, title, zoning, plans, tenancy documents and a realistic valuation strategy. |
| Borrower structure | Simple company/trust or individual structure with clear ownership. | Multiple entities, unit trusts, SMSF, related-party transactions or cross-collateralised assets. | Entity diagram, trust deeds, guarantees, tax advice and clear security instructions. |
| Purpose | Purchase or clean refinance with a defined amount. | Large cash-out, development, change of use, major works or business acquisition tied to the property. | Detailed purpose, quotes/contracts, feasibility and source/use of funds. |
| Repayment exit | Stable amortisation from rent/business cash flow. | Short lease, bullet maturity, reliance on future sale, refinance or unproven business growth. | Sensitivity analysis and a credible exit that does not depend on one optimistic assumption. |
COSTS, COVENANTS & REVIEWS
Understand the costs and commitments.
Legal work, valuation, establishment fees and ongoing reviews vary widely and should be identified before the application.
Upfront costs
Valuation, legal, application, documentation, settlement and government charges may apply. Specialist property or complex entities can increase professional costs.
Ongoing fees
Annual facility, review, line, offset or account fees can change the total cost. Some facilities price through a margin over a reference rate rather than one fixed headline.
Covenants
The lender may require minimum DSCR, maximum LVR, reporting, insurance, lease or financial-information obligations. A breach can trigger review even when payments are current.
Annual review
Some commercial loans are reviewed each year. Updated financials, rent, valuation or property information may be requested, and pricing or conditions can change.
Break and exit costs
Fixed-rate break costs, line cancellation, legal discharge and refinance costs should be included before moving.
Personal guarantees
Directors or related entities may be asked to guarantee the debt. The legal and financial consequences should be understood before signing.
THE RATE CHALLENGE PROCESS
From first review to settlement.
A commercial submission should make the property, income, structure, risk controls and requested facility easy to understand.
Define the transaction
Clarify property use, borrower entity, price/value, contribution, loan purpose, lease and settlement deadline.
Model the debt
Calculate LVR, repayments, DSCR/ICR, cash required, fees and sensitivity to lower rent or higher interest.
Match lender appetite
Filter for property type, location, documentation, loan size, term, policy, turnaround and any annual-review requirements.
Prepare the submission
Package leases, financials, entity documents, contracts, valuation information and a clear explanation of the transaction.
Manage valuation to settlement
Coordinate access, questions, conditions, legal documents, insurance, payout and settlement.
COMMERCIAL PROPERTY TOOLS & GUIDES
Commercial property tools & guides.
Model the transaction first, then open the detailed guide that matches the question in front of you.
CalculatorCommercial Property Calculator
Model LVR, NOI, DSCR/ICR, repayments and cash required.
Explore →GuideCommercial Property Finance GuideRead the detailed education-first guide to commercial property lending.
Explore →GuideCommercial Deposit & LVRUnderstand how property type and borrower strength change the equity requirement.
Explore →GuideDSCR ExplainedSee how rent, NOI and assessed repayments interact.
Explore →GuideCommercial Valuation ProcessUnderstand capitalisation rates, vacant possession and marketability.
Explore →GuideCommercial Property RefinanceCompare repricing, refinance, security release, costs and covenant restructuring.
Explore →LOCAL & NATIONAL SUPPORT
Commercial finance support across Australia.
Use this Australia-wide service for the finance comparison; local pages add city and market context.
Melbourne & Ballarat offices. Phone and video reviews across Australia. All Rate Challenge Locations →
LocationCommercial Mortgage Broker Melbourne
Melbourne commercial property and business context.
Explore →LocationCommercial Mortgage Broker GeelongGeelong industrial, retail and regional commercial context.
Explore →LocationCommercial Mortgage Broker BallaratBallarat and regional Victorian commercial finance.
Explore →LocationCommercial Mortgage Broker SydneyPlanning, strata and property preparation for Sydney premises.
Explore →LocationCommercial Mortgage Broker BrisbaneFlood information, planning and Brisbane property preparation.
Explore →LocationCommercial Mortgage Broker CanberraACT Crown leases, proposed use and finance preparation.
Explore →LocationCommercial Mortgage Broker PerthPlanning, strata and industrial property checks around Perth.
Explore →LocationCommercial Mortgage Broker AdelaidePlanning records and preparation for Adelaide commercial property.
Explore →COMMERCIAL FAQs
Commercial finance questions, answered.
What does a commercial mortgage broker compare?
We compare lender appetite, policy, LVR, DSCR method, lease treatment, valuation approach, term, fees, covenants, annual reviews and execution risk—not only the advertised rate.
How much deposit is normally needed for commercial property?
Commercial property often requires more equity than standard residential lending. The actual contribution depends on the asset type, location, lease, alternative use, borrower strength, valuation and lender policy.
Can I buy my business premises through a trust or company?
Potentially. The entity, beneficiaries or shareholders, guarantees, tax treatment and asset-protection objectives need legal and tax advice. The lender will also assess the operating business and security structure.
Can lease income alone support a commercial loan?
Sometimes, where the lease, tenant, rent and property are strong enough. Other deals need additional borrower or business support, especially if the lease is short, the LVR is high or the property is specialised.
Do commercial loans have annual reviews?
Some do. The lender may request updated financials, rent, lease, valuation, insurance or property information and may check whether agreed covenants remain satisfied.
Do you charge a commercial broker fee?
A fee may apply to some commercial or specialist work because research and lender remuneration differ from standard home loans. Any fee would be disclosed and agreed before you proceed.
Let’s plan your commercial finance.
Tell us the asset, lease or business support, contribution and timing. We will explain the realistic lender options and next steps before an application is lodged.