Wholesale & Sophisticated Investors

Private Mortgage Investment Fund

The SL Premium Income Fund gives investors access to the private lending market, earning a target 7–9.95% per annum from short-term loans secured by registered first mortgages over Australian real property.

7–9.95%
Target return p.a.
$100K
Minimum investment
70%
Maximum LVR
Monthly
Income objective
SL Premium Income Fund Information Memorandum cover

Download Information Memorandum

The Fund

A steady-performing private mortgage investment fund

The SL Premium Income Fund delivers a consistent stream of income, a target 7% to 9.95% per annum, secured against Australian real property rather than the volatility of listed markets. Your capital is put to work in short-term commercial loans, each backed by a registered first mortgage, with the interest passed through to you.

The SL Premium Income Fund is an unregistered managed investment scheme managed by Secured Lending, a direct private lender that has facilitated over $500 million in property-backed loans. The fund provides Wholesale and Sophisticated Investors with income from short-term commercial loans, each secured by a registered first mortgage over Australian real property. Investors can choose which sub-trust to invest in based on their own risk appetite.

Private mortgage investment fund secured by Australian property
Track record

Case Studies

A selection of completed loans funded for our investors, each secured by a registered first mortgage over Australian property.

First mortgage loan in Concord, NSW
Investor amount
$5,000,000
Fund 5Concord, NSW
$5,000,000
Investor amount
9.95% p.a.
Investor return
LVR 53.19%  ·  Term 12 mths  ·  Exit: Refinance

Use of funds: “The borrower needed funds for renovation works. Once the occupation certificate was obtained, three months into the facility, the opportunity was offered to investors.”

First mortgage loan in Shell Cove, NSW
Investor amount
$1,525,000
Fund 8Shell Cove, NSW
$1,525,000
Investor amount
9.95% p.a.
Investor return
LVR 28.5%  ·  Term 6 mths  ·  Exit: Sale

Use of funds: “The borrower needed urgent funds to purchase the security, with settlement fast approaching and the potential for a notice to complete being issued.”

First mortgage loan in Warana, QLD
Investor amount
$2,927,000
Fund 9Warana, QLD
$2,927,000
Investor amount
9.95% p.a.
Investor return
LVR 59.73%  ·  Term 7 mths  ·  Exit: Sale

Use of funds: “The borrower needed urgent funds to refinance their current mortgage and provide additional working capital.”

First mortgage loan in Wyong, NSW
Investor amount
$1,600,000
Fund 16Wyong, NSW
$1,600,000
Investor amount
9.95% p.a.
Investor return
LVR 26.67%  ·  Term 11 mths  ·  Exit: Sale

Use of funds: “The borrower needed urgent funds to refinance their current mortgage and provide additional working capital.”

First mortgage loan in Batemans Bay, NSW
Investor amount
$640,000
Fund 17Batemans Bay, NSW
$640,000
Investor amount
9.95% p.a.
Investor return
LVR 25.6%  ·  Term 12 mths  ·  Exit: Sale

Use of funds: “The borrower needed urgent funds for debt consolidation (multiple creditors plus ATO debt) while awaiting sale proceeds.”

First mortgage loan in Underwood, QLD
Investor amount
$750,000
Fund 22Underwood, QLD
$750,000
Investor amount
9.95% p.a.
Investor return
LVR 60.0%  ·  Term 6 mths  ·  Exit: Sale

Use of funds: “The borrower needed urgent funds as their previous facility had expired and the original lender would not provide an extension to allow for the sale.”

Minimum investment: $100,000.Available to wholesale and sophisticated investors only. Investments under $500,000 require a qualified accountant’s certificate confirming wholesale or sophisticated investor status.

Completed transactions, shown anonymised. Past performance is not indicative of future returns; investor returns and amounts vary by deal and sub-trust.

Why invest

Why invest in the commercial debt market?

The commercial debt market is often overlooked as an investment option because it is hard for private investors to access quality deal flow. Businesses regularly seek funding from lenders outside the major banks, and Secured Lending is positioned to access that market on investors’ behalf.

Access to a hard-to-reach market

The commercial debt market is difficult for private investors to access, because quality deal flow is hard to source. Secured Lending is positioned within it, funding businesses that look beyond the major banks.

Income secured by real property

Every loan is secured by a registered first mortgage over Australian real estate. Investors are generally capped at a 65% LVR, with the remaining loan funded by Secured Lending and ranking behind investors’ capital, providing an additional level of security.

Short, self-liquidating loans

Target loan terms are generally under 12 months. Shorter terms mean capital is returned and recycled more quickly, rather than being locked away for years.

The manager invests alongside you

Deals are pre-funded with Secured Lending’s own capital before investors participate, and where the manager co-lends, it is repaid only after investors are repaid in full.

Structure

How the fund works

The fund is structured as a series of sub-trusts, each holding a single loan. You can review the security, risk and target return of each opportunity and choose which to invest in based on your own risk appetite. Your units in a sub-trust entitle you to a proportionate share of that loan’s income and capital.

Deal flow

Deal flow

Secured Lending’s network of brokers, accountants and advisers across Australia provides a steady pipeline of lending opportunities.

Assessment

Assessment

Each deal is rigorously assessed, with an in-house valuation team providing expert advice on the property security.

Funding

Funding

Secured Lending settles the loan first using its own capital, so funding is fast and certain for the borrower.

Invest

Invest

Once settled, the opportunity is offered to investors to participate from a $100,000 minimum.

Standards

Disciplined lending standards

The Trust Manager seeks to preserve capital and deliver regular returns by holding every loan to a consistent set of standards. Each loan is vigorously assessed from application: screened, credit reviewed and approved by the Trust Manager before any investor capital is committed.

Deals are pre-funded with Secured Lending’s own capital and settled, often within 24 hours. Investors then participate after settlement, with a minimum investment of $100,000.

Security
Registered first mortgage over Australian real property
Maximum LVR
70% of property value (as-is, or as-if-complete for construction)
Target loan term
Generally under 12 months
Minimum loan size
$250,000 (may differ by sub-trust)
Loan purpose
Business and investment purposes only, not consumer credit
Credit process
Every loan screened, assessed and approved by the Trust Manager
The team

Your fund managers

The SL Premium Income Fund is managed by an experienced team spanning lending, valuation, structuring and recovery.

Mark Hutchins

Mark Hutchins

Mark is the Managing Director of Secured Lending and is responsible for the group’s strategies, operations and growth of the loan portfolio.

Gino Tabila

Gino Tabila

Gino has over 15 years’ experience in corporate accountancy, financing and turnaround work. He has worked in alternative lending for the past 5 years, with considerable experience in finding short-term finance solutions for clients and a depth of knowledge as to the speed and requirements involved.

Robert Rowlands

Robert Rowlands

Robert has in excess of 40 years’ experience in property valuation, research and advice. His experience as a valuer and land economist has been gained through the valuation, evaluation and strategic planning of all types of development projects, including low- to high-rise residential, commercial construction, and land and industrial subdivision. Robert is a Registered Valuer (NSW) without limitation, a Licensed Real Estate Agent (NSW) and a Fellow of the Australian Property Institute.

Daniel Juratowitch

Daniel Juratowitch

Daniel brings a wealth of distressed-asset experience, having been a registered liquidator and trustee in bankruptcy for over 20 years. He is also a Chartered Accountant and CEO of Cor Cordis, a leading insolvency firm in Australia. Daniel brings firsthand experience with enforcement for lenders and understands intricately the relationship between an asset’s market value and its worth under distressed situations.

Who We Are

The SL Difference

Secured Lending has been dealing in the private lending space since 2016, having grown a substantial portfolio and strong network of brokers, accountants, and financial advisers.

Our flexible and intuitive product allows us to keep up with the ever-changing landscape of commercial finance. That, paired with our wealth of experience and passion for growth, sets us apart from other private lenders.

All Deals Pre-Funded

All facilities are pre-funded, so the investment process is swift and simple.

Additional Security

Unlike many other private lending opportunities, Secured Lending may co-lend on the loans offered to Investor and will only be repaid once the Investor has been repaid in full.

Expertise

Our in-house team includes expertise across real property valuation, management and development, as well as finance experience gained in Top Four Accounting Firms, Global Banks, Private Equity and Listed Hedge Funds.

Stable Returns for Low Risk

We are able to provide attractive rates of return for low-risk contributions against secure first mortgage assets.

Success stories

Recent loans

View all case studies
$3M Working Capital for IT Business Expansion Settled in 2 Business Days
First Mortgage
$3M Working Capital for IT Business Expansion Settled in 2 Business Days
$1.9M Commercial Property Acquisition for Growing Doggy Daycare Business
First Mortgage
$1.9M Commercial Property Acquisition for Growing Doggy Daycare Business
$1.15M ATO Debt Cleared in 4 Business Days for Prahran Pub Operator
First Mortgage
$1.15M ATO Debt Cleared in 4 Business Days for Prahran Pub Operator
$250K Working Capital for Brisbane Café in 36 Hours
First Mortgage
$250K Working Capital for Brisbane Café in 36 Hours
Case Study: Bridging the Payment Gap – How a Short-Term BLOC Saved a Commercial Builder's Project
Short-term finance
Case Study: Bridging the Payment Gap – How a Short-Term BLOC Saved a Commercial Builder's Project
$1.1M in 72 Hours: How We Helped A Developer Get Back on Track
Short-term loans
$1.1M in 72 Hours: How We Helped A Developer Get Back on Track
$450,000 Caveat Loan Against Commercial Property Saved Sydney Café From Insolvency
ATO Tax Debt Loan Success
$450,000 Caveat Loan Against Commercial Property Saved Sydney Café From Insolvency
$1.3M Second Mortgage Helped Bankstown Industrial Borrower Clear Tax Debt and Refinance
ATO Tax Debt Loan Success
$1.3M Second Mortgage Helped Bankstown Industrial Borrower Clear Tax Debt and Refinance

Read the Information Memorandum

Get the full detail on the fund’s structure, target returns, security, fees and risks. Enter your details to download the SL Premium Income Fund Information Memorandum.

SL Premium Income Fund Information Memorandum cover

Download Information Memorandum

FAQ

Investor questions

Common questions about investing in the SL Premium Income Fund. For anything else, speak with our investor relations team.

Contact us

It is a private mortgage investment fund managed by Secured Lending, structured as an unregistered managed investment scheme: a unit trust made up of separate sub-trusts. It gives Wholesale and Sophisticated Investors income from short-term commercial loans, each secured by a registered first mortgage over Australian real property, with a target return of 7% to 9.95% per annum.

The fund targets 7% to 9.95% per annum. The rate varies by sub-trust, with each sub-trust reflecting the profile of its underlying loan. Income is generated from the interest borrowers pay, and units are issued at $1.00 each. The specific target return for any sub-trust is set out in its supplementary document.

Every loan the fund participates in is secured by a first-ranking registered mortgage over real property in Australia, ranking ahead of any mezzanine or junior debt. The loan amount is capped at a maximum 70% loan-to-value ratio. Loans may also be supported by personal guarantees from company directors, third-party corporate guarantees, and general or specific security agreements registered on the PPSR.

Every loan is secured by a registered first mortgage over Australian real estate. Investors are generally capped at a 65% LVR, with the remaining loan funded by Secured Lending and ranking behind investors’ capital. Secured Lending’s own funds therefore absorb losses first, providing an additional level of security on top of the first mortgage and the property’s equity buffer.

Secured Lending settles every loan with its own capital first, often within 24 hours, then offers the opportunity to investors once the loan has settled. Where Secured Lending co-lends on a loan, it is repaid only after investors have been repaid in full.

The fund’s objective is to provide a monthly income stream. Distribution frequency varies by sub-trust: some loans distribute income monthly, while others capitalise interest and pay it when the loan is repaid at the end of its term. Investors receive in-depth investment reports each month.

The minimum initial investment is $100,000, with additional investments also from $100,000. The fund is open to Wholesale and Sophisticated Investors only. Broadly, you qualify if you invest $500,000 or more, hold a qualified accountant’s certificate confirming net assets of at least $2.5 million or gross income of at least $250,000 for each of the last two financial years, or are a professional investor. You can invest as an individual, company, trust or SMSF.

Since inception in 2016, Secured Lending has funded over $500 million across more than 400 loans. The team brings over 80 years of combined experience across property lending, valuation, debt structuring and recovery.

The fund is built from a series of separate sub-trusts, each holding its own loan. You can invest on a contributory basis by choosing a specific sub-trust, where your capital is matched to that single loan and secured by its registered first mortgage. Or you can invest on a pooled basis through the Money Pool Fund, where your capital is allocated across a number of sub-trusts at the Trust Manager’s discretion, giving you exposure to multiple loans. Each opportunity comes with its own supplementary document, so you can review the security and target return before you choose.

SL Premium Income Fund structure: the Fund, its Trust Manager and Trustee, sub-trusts each holding an individual loan, and the pooled Money Pool Fund
Investor guides

Learn more about mortgage fund investing

In-depth guides on how these funds are structured, secured and managed.

Private Mortgage Funds in Australia: The Complete Guide

How private mortgage funds work, what drives return and risk, and how to assess a manager.

First Mortgage Investment Funds in Australia: The Complete Guide

Why first-ranking security and the LVR buffer protect your capital, and what happens on default.

Pooled Mortgage Funds in Australia: The Complete Guide

Pooled versus contributory, where pooling spreads risk, and where it stops.

Important Notice: This page contains general information only and is not financial advice. The SL Premium Income Fund is available to Wholesale and Sophisticated Investors only within the meaning of the Corporations Act 2001 and is not suitable for retail clients. The fund is issued by SL Premium Income Fund Pty Limited (ACN 664 382 076, AFSL 549857), as trustee. Target returns are not guaranteed, past performance is not indicative of future returns, and investments involve risk including the possible loss of capital. Read the Information Memorandum in full and seek independent advice before investing.