Private Mortgage Lender for Specialised Commercial Property

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

• •Owner-operators purchasing medical centres, dental practices, allied health premises, childcare facilities, hotels, or function venues
• •Investors acquiring specialised commercial assets where banks have applied sector-specific LVR restrictions regardless of asset quality
• •Borrowers who have been declined due to asset classification rather than credit strength or the underlying security value
• •Available to Pty Ltd companies, family trusts, and SMSFs — not available to individuals in personal name or for residential property or 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.

"Specialised commercial property is one of the areas where private lending adds the most value because the gap between a bank's policy restriction and the actual quality of the asset can be significant. A childcare centre, a medical practice, or a service station that generates strong income and sits on good land is a compelling security, and our assessment reflects that rather than applying a category-level restriction. When the asset is well-located and the numbers are sound, we are comfortable with the complexity."

Gino Tabila

Associate Director

Benefits of Using a Private Mortgage Lender for Specialised Commercial Property

Specialised commercial assets are among the most frequently declined categories at mainstream banks — not because the assets are poor quality, but because banks apply conservative blanket policies to purpose-built properties with limited comparable sales. A private mortgage lender assesses each specialised asset individually, on its market value and the borrower's exit strategy.

• •No blanket restrictions on asset class — medical, childcare, hospitality, and service stations all assessed
• •In-house valuers assess specialised assets directly, without relying on limited comparable sales data
• •Settlement within 24 to 72 hours — competitive on time-sensitive acquisitions
• •Owner-occupied and investment use both eligible
• •Works where banks have pulled appetite due to asset type — the deal is assessed on its own facts

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