Specialised Commercial Property Loans

Specialised commercial property sits in a category where bank credit policy often diverges sharply from asset quality. Banks apply conservative LVR caps or outright restrictions to assets they classify as specialised, not because the property lacks value, but because the property's value is tied to the operational use of the building, making it harder to fit within standard commercial mortgage frameworks. Private lenders assess the security and exit position rather than the asset class label.

Who This Is For

• •Pty Ltd companies purchasing medical centres, dental practices, or allied health premises for their own operational use
• •Family trusts and unit trusts acquiring purpose-built childcare facilities as investment or owner-operator assets
• •Operators purchasing hotel, motel, or function venue assets under a company or trust structure
• •SMSFs purchasing qualifying business real property, such as a medical suite used wholly by the member's practice
• •Investors acquiring specialised commercial assets where banks have applied sector-specific LVR restrictions
• •Borrowers who have received a bank decline based on the asset classification rather than their credit position
• •Not available to natural persons borrowing in their personal name
• •Not available for residential property or any NCCP-regulated consumer lending

How We Assess Specialised Commercial Assets

Our assessment begins with the security property: its location, the physical building, the title structure, and the value our in-house valuers determine. For specialised assets, valuation methodology matters: our valuers are experienced with going-concern and land-and-improvements assessments for purpose-built properties. We do not apply blanket LVR reductions based on asset class categories.

For owner-occupier purchases, we assess the borrower entity's operational plans and the exit strategy. For investment purchases, we look at the lease structure, tenant covenant, and the borrower's capacity to hold and exit within the loan term. Vacant specialised assets are assessed on the security value and the borrower's plan for the property.

Submit your scenario with the property details, asset type, borrower entity, and proposed LVR. Same-day indicative response. Letter of offer within 24 hours of agreed terms. Settlement from 24 to 72 hours for clean deals.

Three Specialised Commercial Scenarios We Have Recently Helped

A medical company Pty Ltd wanted to purchase a purpose-built medical centre it had leased for eight years, comprising three GP consulting rooms, allied health suites, and a pharmacy tenancy. The bank classified the asset as specialised and applied a 55% LVR cap. The purchase price required 65% LVR to proceed. We assessed on the building quality, the lease profile, and the company's operational position. Loan: $2.6 million, first mortgage, 65% LVR, 12-month term.

A family trust acquired a long-day childcare facility on a freehold title in a metropolitan suburb. The vendor required a 42-day settlement. The trust's bank declined: childcare assets had been placed in a restricted category following a portfolio review. We funded the acquisition at 62% LVR on a 9-month bridge term. Loan: $3.1 million.

A company-trustee SMSF purchased a function centre used wholly by the member's hospitality business, qualifying as business real property under the superannuation rules. The fund's usual SMSF lender had a moratorium on new hospitality assets. We stepped in under the LRBA structure with settlement in 5 business days. Loan: $1.7 million.

Speed and Process Advantage

We hold direct credit authority and use in-house valuers experienced with specialised commercial assets. No external credit committee. For specialised property deals where a bank has declined or cannot move in time, we provide an indicative position the same day and can settle within 24 to 72 hours for clean deals. Borrowers in time-critical purchase scenarios (auction settlements, vendor-imposed deadlines, or opportunity purchases) rely on this speed when their bank cannot deliver.

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