Mixed-use property sits in a structural gap for mainstream banks. A single title with a ground-floor commercial tenancy and residential apartments above does not fit neatly into either a commercial mortgage or a residential mortgage product. Banks resolve that tension by applying whichever framework creates the most restriction, typically treating the whole asset as commercial (lower LVR, higher rate, tighter policy) or declining on the basis that the residential component triggers consumer lending obligations. Private lenders assess the asset holistically. The whole property is the security. The LVR is applied to the whole valuation. The assessment is commercial.
Who This Is For
- •Investors seeking mixed-use assets in inner urban areas where commercial and residential uses are integrated on a single title
- •Borrowers where a bank has applied commercial-only or residential-only terms to a mixed-use asset, making the numbers unworkable
- •Buyers in time-critical situations — auction, competing offer, or vendor deadline — where mixed-use complexity has stalled bank assessment
- •Available to Pty Ltd companies, family trusts, and SMSFs — not available to individuals in personal name or for pure residential property or consumer credit
How Mixed-Use Property Is Assessed
Our in-house valuers assess mixed-use assets as a single security. The valuation reflects the combined commercial and residential components based on current market evidence. The LVR is applied to the whole security value. We do not split the asset into components and apply different LVRs to each. The property is assessed as what it is.
The borrower must be a Pty Ltd company, family trust, or SMSF. The loan is structured as a business-purpose commercial facility. Borrowers who want to occupy the residential component personally should seek independent legal and financial advice about how that interacts with the business-purpose nature of the lending.
Submit your scenario with the property address, mix of uses, purchase price, and entity type. Same-day indicative response. Settlement from 24 to 72 hours for clean deals.
Three Mixed-Use Property Scenarios We Have Recently Helped
A family trust identified a classic inner-Sydney shop-top property: ground-floor retail tenanted by a cafe on a 3-year lease, two residential apartments above leased separately. Total purchase price $2.8 million. The bank applied a commercial rate and LVR to the whole asset and the numbers didn't stack. We assessed on the combined security value at 65% LVR. Loan: $1.82 million, first mortgage.
A Pty Ltd company wanted to acquire a mixed-use strata building in Melbourne's inner north: ground-floor professional office suite (for the company's own use) and a one-bedroom apartment on the level above (held as investment). Two strata lots under one purchase. The bank could not fit the combined purchase into a single product. We assessed both lots as a combined security and structured a single facility. Loan: $1.35 million, 68% LVR.
An SMSF trustee company was acquiring a ground-floor commercial tenancy in a mixed-use building in a suburban high street. The commercial component qualified as business real property for the member's retail business. The LRBA applied to the commercial lot only. Settlement was required in 21 days due to a competing offer. Loan: $680,000, settled within 48 hours.
Speed and Process Advantage
Mixed-use assets often sit in limbo at banks for weeks before a decline. We assess the whole property in a single credit process. In-house valuers, direct credit authority, no committee. An indicative position comes the same day we receive a complete enquiry. For mixed-use deals that are time-sensitive (auction, competing offer, vendor deadline), that speed is what converts the opportunity.
"Mixed-use property is one of the more interesting asset classes we work with because the value is often more complex than a single-use building and most lenders assess it less favourably as a result. We look at the combined security on a blended basis rather than trying to separate the residential and commercial components into different products. When the overall LVR is sensible and the location is established, a mixed-use title is a genuinely strong piece of security."
Gino Tabila
Associate Director
Benefits of Using a Private Mortgage Lender for Mixed-Use Property
Mixed-use property sits in a gap that bank product structures create. A private mortgage lender has no product split between commercial and residential — the whole asset is assessed as a single security, and the credit decision is made on the combined value and the borrower's exit plan.
- •No product boundary between commercial and residential components — assessed as one asset
- •LVR applied to the blended property value rather than the more restrictive component alone
- •Pty Ltd, trust, and SMSF borrowers assessed without triggering consumer lending concerns
- •Settlement within 24 to 72 hours for clean deals with clear title
- •Works for purchases, refinances, and equity release from existing mixed-use holdings
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.
