Alternative Real Estate Debt · Wholesale & Sophisticated Investors

Alternative Real Estate Investment Fund

The SL Premium Income Fund lets Wholesale and Sophisticated Investors invest in alternative real estate debt, earning a target 7–9.95% per annum in income from Australian loans, each secured by a registered first mortgage over real property at a maximum 70% LVR.

7–9.95%
Target return p.a.
1st
Mortgage security
70%
Maximum LVR
$100K
Minimum investment
SL Premium Income Fund Information Memorandum cover

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The Fund

An income-focused way to invest in alternative real estate debt

Alternative real estate debt is private credit secured against property. Rather than buying or managing real estate, your capital funds short-term loans, each secured by a registered first mortgage over Australian real property, with the interest paid to you as income. It sits outside traditional shares, bonds and cash, giving a portfolio a different, real-asset-backed source of return.

The SL Premium Income Fund is an unregistered managed investment scheme managed by Secured Lending. The objective is to give Wholesale and Sophisticated Investors a monthly income stream secured by real property, with returns that are largely uncorrelated with listed markets.

Alternative real estate investment backed 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 real estate debt

Why sophisticated investors allocate to real estate debt

An allocation to alternative real estate debt can diversify a portfolio concentrated in shares, cash and directly held property, while earning income secured against tangible Australian real estate.

Diversification beyond listed markets

Returns from property-secured lending are largely uncorrelated with shares and bonds, so the fund can diversify a portfolio that is concentrated in traditional asset classes.

Backed by real property

Every loan is secured by a registered first mortgage over Australian real estate, with the loan amount capped at a maximum 70% loan-to-value ratio. The property security sits ahead of your capital.

Income, not speculation

The return comes from the interest borrowers pay, delivered as a regular income stream, rather than relying on property prices rising or on selling at the right time.

Access to a private market

The private real estate debt market is hard for individual investors to reach. Secured Lending sources, assesses and manages each loan on investors’ behalf.

Investment rationale

Why alternative real estate debt makes sense

For sophisticated investors seeking income and diversification away from listed markets, private real estate debt offers a distinctive risk-adjusted profile as an alternative to traditional fixed income.

Regular income

Interest paid by borrowers translates into a consistent income stream, with the fund working to a monthly objective.

Low correlation

Property-secured lending returns move largely independently of shares, helping smooth overall portfolio performance.

Real-asset security

Each loan is secured by a first-ranking registered mortgage over Australian real property at a maximum 70% LVR.

Attractive returns

A target 7–9.95% p.a. can exceed traditional fixed-income options such as term deposits and bonds.

Short duration

Target loan terms are generally under 12 months, so capital is returned and recycled rather than locked away for years.

Professionally managed

Loans are sourced, assessed and managed by a team with deep experience across lending, valuation and recovery.

How it works

How the fund generates income

Income comes from the interest borrowers pay on short-term commercial loans. Because the loans are short, generally under 12 months, and pre-funded by Secured Lending before investors participate, capital is put to work quickly and recycled as loans are repaid.

Some loans distribute income monthly; others capitalise interest and repay at the end of the term. Across the fund, the target return is 7% to 9.95% per annum, varying by sub-trust. Returns are not guaranteed.

Security type
Registered first mortgage in favour of the Trust Manager / Trustee
Property security
Residential, commercial, industrial and vacant land within Australia
Maximum LVR
70% (as-is, or as-if-complete for construction sites)
Target loan term
Generally under 12 months
Rate type
Fixed or variable rate loans to commercial borrowers
Target return
7% – 9.95% per annum (varies by sub-trust)
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

See the full detail in the IM

The Information Memorandum covers the fund’s structure, target returns, security, fees and risks in full. Enter your details to download it.

SL Premium Income Fund Information Memorandum cover

Download Information Memorandum

FAQ

Frequently Asked Questions

Common questions about investing in alternative real estate debt through the SL Premium Income Fund.

Contact us

An alternative real estate investment fund gives investors exposure to real estate as an alternative asset, outside traditional shares, bonds and cash. The SL Premium Income Fund does this through real estate debt, also known as private credit: your capital funds short-term loans secured by registered first mortgages over Australian real property, and you earn income from the interest borrowers pay, with a target return of 7% to 9.95% per annum.

Unlike a listed property trust, the fund is unlisted, so its value is not repriced by daily share-market sentiment. Unlike owning property directly, you are not a landlord and take on no purchase, management or selling costs. Instead, your capital is secured by a first-ranking registered mortgage over real property, and your return comes from loan interest rather than rent or price growth.

Every loan the fund participates in is secured by a registered first mortgage over real property in Australia, spanning residential, commercial, industrial and vacant land. Your exposure is to that property as security for the loan, with the loan amount capped at a maximum 70% loan-to-value ratio so the borrower’s equity sits ahead of your capital.

The fund targets 7% to 9.95% per annum, varying by sub-trust. Income comes from the interest borrowers pay: some sub-trusts 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.

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.

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

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.