Commercial property investors deal in competitive markets where timing determines whether a transaction succeeds. Off-market acquisitions, auction purchases, vendor-driven deadlines, and portfolio additions that need to settle before a related transaction completes are all situations where a standard bank commercial lending process, typically 6 to 12 weeks, is not fit for purpose. That is the gap private lending fills.
Who This Is For
- •Established commercial property investors adding to existing portfolios where timing, structure, or bank policy creates a barrier
- •Investors pivoting from residential to commercial for tax treatment or diversification reasons
- •Borrowers who have been declined due to entity structure complexity, asset type, or bank settlement timelines
- •Investors competing for off-market or auction assets where finance needs to be in place within days, not weeks
- •Available to Pty Ltd companies, family trusts, and SMSFs — not available to individuals in personal name, first home buyers, or consumer lending
How We Assess Commercial Investment Deals
Our assessment centres on the security property and the borrower's exit strategy rather than income serviceability. For commercial investment property, that means the asset quality, the LVR, the lease profile where one exists, and the credibility of the exit, typically refinance to a long-term commercial lender or sale.
Vacant commercial property is assessed on the buyer's re-leasing strategy and holding capacity. Tenanted property is assessed on the asset quality first, with lease terms informing our view of risk rather than driving the primary decision. We do not decline deals solely because a tenancy is short-dated or a property is between leases.
Submit your scenario with the property details, borrower entity type, proposed loan amount, and intended exit. Our credit team responds with an indicative position the same day. Letters of offer are issued within 24 hours of agreed terms.
Three Recent Commercial Investment Scenarios
A Pty Ltd company with an existing portfolio of three commercial properties identified an industrial strata unit in Melbourne's west. The tenant was a freight company on a four-year lease at a strong yield. Settlement was required in 21 days. The company's bank needed eight weeks. Loan: $720,000, first mortgage, 65% LVR. Refinanced to a long-term commercial lender at month six.
A family trust wanted to add a strata retail property in a Sydney inner suburb to its investment portfolio. The tenant was a national pharmacy chain with four years remaining on its lease. The bank declined on entity structure complexity: the trust operated across multiple related entities. We assessed on the asset quality and lease covenant. Loan: $1.1 million, first mortgage, 58% LVR.
An SMSF trustee company acquired a small commercial office suite as a pure investment, not business real property but a yield-driven acquisition within LRBA rules. The fund needed speed because the property had attracted competing interest and the vendor wanted unconditional contracts within seven days. Settlement achieved in four days from enquiry. Loan: $550,000, 18-month term.
Speed and Process Advantage
Commercial investment acquisitions are time-competitive. We hold direct credit authority, use in-house valuers who assess concurrently with underwriting, and do not run deals through an external committee. A complete enquiry today gets an indicative response today. For auction purchases and off-market acquisitions with firm vendor deadlines, our 24 to 72-hour settlement capability is the practical reason borrowers come to us rather than waiting on their bank.
"Commercial investment property is a space where the buyer who can settle quickly often wins the deal, and private lending is built for exactly that dynamic. We assess the asset first and the borrower's income situation second, which means a tenanted commercial property with a reasonable LVR is usually a straightforward application. Investors who use private finance as a bridge to long-term refinancing tend to move through the market more efficiently than those waiting on bank approval."
Gino Tabila
Associate Director
Benefits of Using a Private Mortgage Lender for Commercial Investment Property
Commercial property investors operating at pace — building portfolios, competing at auction, recycling equity across holdings — need a lender that moves at their speed. A private mortgage lender is that lender: asset-led, fast, and structured to work with the corporate entity types that serious investors use.
- •Settle investment acquisitions in 24 to 72 hours — compete with cash buyers at auction
- •Tenanted, vacant, and mixed-occupancy assets all eligible
- •Portfolio equity recycled quickly across multiple commercial holdings
- •Pty Ltd, family trust, and SMSF structures all assessed without blanket restrictions
- •Asset-first credit decisions — not reliant on rental yield serviceability models
Our Loan Solutions
| Loan Type | Best used for |
|---|---|
| First Mortgage | Clean purchase or refinance over the commercial property — highest loan amounts, lowest rates. |
| Second Mortgage | Access equity behind an existing mortgage without refinancing the first. |
| Caveat Loan | Fastest equity access — registered as a caveat, not a mortgage. Settled in hours. |
| Debt Consolidation | Combine multiple business debts into one secured facility. |
| Bridging Finance | Complete settlement now while permanent finance is arranged. |
| Emergency Finance | Urgent capital for ATO debt, winding-up applications, or time-critical situations. |
| Refinance | Replace an existing loan that is maturing, under pressure, or no longer working. |
Frequently Asked Questions
Get an indicative offer within hours, not weeks.
No credit check. No obligation.
Why Secured Lending?
Case Studies
$3M Working Capital for IT Business Expansion Settled in 2 Business Days
$1.9M Commercial Property Acquisition for Growing Doggy Daycare Business
$1.15M ATO Debt Cleared in 4 Business Days for Prahran Pub Operator
$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
$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
$1.3M Second Mortgage Helped Bankstown Industrial Borrower Clear Tax Debt and Refinance
Get an indicative offer within hours, not weeks.
No credit check. No obligation.
Why Secured Lending?
Scenarios We Can Help With
Browse our full range of services, industries, locations, and resources to find the right financial solution for your needs.
Our Loan Solutions
Bridging Finance
Short-term funding to bridge the gap between a property purchase and a longer-term finance solution.
First Mortgage
Private first mortgage loans secured against residential, commercial, or industrial property.
Second Mortgage
Unlock equity in your property without refinancing or disturbing your existing first mortgage.
Caveat Loans
Urgent caveat loans secured by property. No need to refinance your existing mortgage.
ATO Tax Debt
Fast funding to help businesses resolve ATO obligations before penalties, garnishees, or director penalty notices escalate.
Debt Consolidation
Roll multiple high-rate facilities into one property-backed loan. Simplify repayments and restore cash flow.
Urgent Business Loans
When timing is critical and banks can't move fast enough, we step in. Property-secured funding for businesses that need an answer today — not next week.
Refinance
Replace an existing loan that is maturing, under pressure, or no longer working. We move fast and lend where banks won't.
