Commercial property finance, with a straight answer on timing up front.
- Indicative assessment within 2 business days, settlement typically 2 to 8 weeks
- Loans from $100K to $10M
- Investors, owner-occupiers, SMSF trustees, and self-employed ABN holders
- Retail, office, industrial, warehouse, and mixed-use security accepted
- Full-doc (tax returns), low-doc or alt-doc (BAS, bank statements or an accountant's letter instead), and no-doc options across bank and non-bank lenders
A commercial property loan funds the purchase, refinance, or equity release of an office, warehouse, shop, or specialised premises. It is assessed differently to a home loan: the lender looks at the property type, the lease in place, and the strength of the income it produces, alongside your own position. That means two borrowers buying the same building can be offered very different terms depending on the tenant, the lease term, and how the deal is structured. Settled With Joe works across bank, non-bank, and specialist lenders, and Joseph Farhat and his team will tell you honestly and quickly what is achievable for your situation.
Who we can help access finance
- Business owners buying their own premises rather than continuing to pay rent.
- Investors purchasing offices, retail, industrial, or warehouse property for income.
- Owners refinancing a commercial loan that is coming to the end of its term or its interest-only period.
- Borrowers releasing equity from a commercial property to fund working capital or a further purchase.
- Self-employed borrowers and ABN holders whose income is strong but does not present neatly in two years of returns.
- Buyers of specialised assets such as childcare centres, medical suites, service stations, and boarding houses, where lender appetite narrows sharply.
- Purchasers under a fixed settlement date who need certainty on timing.
- Borrowers whose scenario sits outside standard credit policy and needs a lender with a different assessment model.
How Commercial Property Loans Work
The loan is secured by a first mortgage over the property. Lenders typically advance up to 70% to 75% of value for standard commercial, and less for specialised assets. Terms are usually shorter than residential, often 3 to 15 years, and many commercial facilities are reviewed periodically rather than set and forgotten. Loans can be full-doc, assessed on financials and tax returns, or lease-doc, assessed primarily on the rental income the property produces where that income comfortably covers the repayment. Interest-only periods are common. Joseph Farhat and his team review the property, the lease, and your position, match the scenario to the right lender from the 90+ panel, and manage the application through to settlement.
What Lenders Assess for Commercial Property Loans
Property type
standard office, retail, and industrial in metro locations attract the best terms. Specialised and single-purpose assets reduce the loan-to-value ratio (LVR), the loan as a share of the property's value, and narrow the lender list considerably.
The lease
term remaining, options, tenant quality, and rent review structure all matter. A long lease to a strong tenant can carry the entire application on a lease-doc basis.
Vacancy
a vacant property is assessed on your capacity to service the debt without rental income, which is a materially harder application.
Location and marketability
how readily the property could be sold if needed, which is why regional and single-industry towns attract lower LVRs.
Serviceability
full-doc lending tests the loan against your financials. Lease-doc lending tests it against the rent, usually requiring the income to cover the repayment with a margin.
Your position
existing debt, tax lodgement status, and any ATO arrangement form part of every assessment.
Deal structure
whether the purchase is in a company, trust, or SMSF changes both the lender list and the documentation required.
The Commercial Property Loan Process: What to Expect
- Talk to Joseph Farhat and his team about the property, the purchase or refinance, and what documentation you can produce. You will get an honest read on what is achievable before you apply anywhere.
- Provide the basics: the contract or current loan details, the lease and tenancy schedule, and your financials or recent bank statements depending on the documentation path.
- We match your scenario to the lenders on the panel most likely to fund the property type at a sensible LVR and rate. Every application is recorded as an enquiry on your credit file, so this step matters.
- The lender issues an approval setting out the rate, term, LVR, and conditions, and a valuation is ordered. Commercial valuations take longer than residential, and we plan the timeline around that rather than around the credit decision.
- Settlement takes place and the facility begins. We stay in contact through the term so there is someone to call before the review date or the end of an interest-only period.
Indicative Finance Options
| Lender Type | Indicative Rate | Max LVR | Typical Loan Range | Loan Term | Speed to Funding |
|---|---|---|---|---|---|
| Bank | From ~6.75% p.a. | Up to 75% | $250K to $10M | 3 to 15 years | 4 to 8 weeks |
| Non-Bank Lenders | From ~8.5% p.a. | Up to 75% | $100K to $10M | 1 to 30 years | 2 to 4 weeks |
| Private Finance | From ~1.1% per month | Up to 70% | $250K to $10M | 3 to 24 months | Available for unique scenarios |
Indicative figures only. Actual rates and terms depend on your project, financial position, property location, and lender assessment at the time of application. Rates are subject to change.
Why borrowers choose Settled With Joe for commercial property loans
We represent you, not the lender
Joseph Farhat and his team act in your interest from the first conversation through to settlement.
Property type decides the deal
appetite for childcare, medical, service stations, boarding houses, and other specialised assets varies enormously, and going to the wrong lender wastes weeks.
Lease-doc or full-doc changes everything
where the rental income is strong, a lease-doc structure can avoid assembling years of financials entirely. It is not offered by every lender, so it is worth asking about.
LVR is negotiable in practice
the difference between 65% and 75% on the same building is real money in your deposit, and it often comes down to lender choice rather than the property.
One conversation, not five applications
we approach the lenders most likely to fund your property type first, so fewer enquiries are recorded on your credit file.
90+ lenders on one panel
bank, non-bank, and specialist, so a standard asset with clean financials can go to a bank at a sharper rate and a specialised one still has options.
We plan around the valuation
commercial valuations, not credit assessments, are usually what set your settlement date.
Private finance for unique scenarios
where bank and non-bank lenders are not the right fit, we can introduce you to private finance options.
Usually no direct cost to you
as a broker we are typically paid by the lender on settlement.
An honest answer early
if you are working to a settlement date, tell us early and we will tell you what is realistically achievable.
Frequently asked questions
What is a commercial property loan?
A commercial property loan is finance secured by a first mortgage over non-residential property: offices, retail premises, warehouses, industrial units, and specialised assets. It is used to purchase, refinance, or release equity. Lenders assess the property type, the lease and income it produces, and your own position, and typically advance up to 70% to 75% of value. Terms are usually shorter than a home loan, commonly 3 to 15 years, often with an interest-only period.
How much deposit do I need for a commercial property?
Most lenders advance up to 70% to 75% of value for standard commercial property, so plan on a 25% to 30% deposit plus costs. Specialised assets such as childcare centres, service stations, and single-purpose buildings often sit at 50% to 65%, meaning a materially larger contribution. Where you have equity in another property, some structures allow that to reduce the cash required. Joseph Farhat and his team will give you an indicative LVR for your specific property before you commit.
How fast can a commercial property loan settle?
Bank commercial lending commonly takes 4 to 8 weeks, and non-bank lenders 2 to 4 weeks. The binding constraint is almost always the valuation: commercial valuations take longer to commission and complete than residential ones, particularly for specialised assets in regional locations. If you are under a fixed settlement date, tell us at the first conversation so we can build the timeline backwards from it and, if needed, look at a bridging option.
What is a lease-doc loan?
A lease-doc loan is assessed primarily on the rental income the property produces rather than on your personal or business financials. Where a property is leased to a strong tenant on a decent term and the rent comfortably covers the repayment with a margin, some lenders will approve on the lease alone. It is a genuinely useful option for self-employed borrowers and investors whose financials are complex. It is not offered by every lender, so it is worth asking about.
Can I buy commercial property through my SMSF or a trust?
Yes, both are common. SMSF purchases use a limited recourse borrowing arrangement and require a specific lender panel, lower LVRs, and additional documentation. Trust and company purchases are routine but change the lender list and the guarantee structure. The tax and structuring decision belongs with your accountant and adviser, not with us. Once that is settled, Joseph Farhat and his team will match the structure to lenders that will fund it.
Can I get a commercial property loan with low-doc or no-doc?
Often, yes. Alongside lease-doc, several non-bank lenders on the panel offer low-doc commercial lending assessed on BAS, bank statements, or an accountant declaration rather than full financials. No-doc options exist on a shorter-term, lower-LVR basis. The trade-off is consistent: less documentation means a higher rate or a lower LVR. Full financials open up the sharpest pricing. Joseph Farhat and his team will lay out each path with the numbers so you can choose.
Do you work with borrowers with bad credit?
Yes, we do. Defaults, past arrears, or a director with a mark on their personal file do not rule you out of commercial property lending, and it is not something we will make you feel awkward about. Several lenders on our panel weigh the property, the lease, and the LVR far more heavily than the credit file, and will price for the risk rather than decline it. What helps most is telling us early so we approach the right lender first instead of adding enquiries to your file. Joseph Farhat and his team will tell you honestly what is achievable before you apply anywhere.
What does a commercial property loan cost?
Bank commercial lending starts from around 6.75% per annum, non-bank from around 8.5%, and shorter-term private options are quoted monthly. Beyond the rate, expect an establishment fee, a valuation fee that is materially higher than residential, legal costs, and in some cases an annual line fee. Many commercial facilities are also subject to periodic review, which can change the terms during the loan. Joseph Farhat and his team will set out the full cost picture before you proceed.
Why work with Settled With Joe to finance your commercial property?
Because you get one conversation instead of a round of applications, and because property type decides these deals more than anything else. Most of the people we help are self-employed business owners, company directors, and investors buying premises or refinancing an existing facility, often with a fixed settlement date or an expiring loan behind them. Those situations are not unusual to us and there is no judgement in the conversation. What matters is the property, the lease, and how the deal is structured. Lender appetite for specialised assets swings wildly, and lease-doc and low-doc structures are not offered evenly across the market, so the right lender choice can change your deposit requirement by hundreds of thousands of dollars. Our panel covers 90+ bank, non-bank, and specialist lenders. We are based in Sydney and work with borrowers Australia-wide. Joseph Farhat and his team will tell you honestly and early whether we can help and what is realistically achievable in your timeframe.
Do you give financial advice?
No. We do not guide you on your finances, nor give financial advice. We focus on outcomes and solutions of presenting your unique scenario to the right lender so you can access funding in a timely and compliant manner.
Do you help with commercial property loans outside Sydney?
Yes. Settled With Joe is based in Sydney and arranges commercial property finance Australia-wide, covering both metro and regional areas. We work with clients in Sydney, Melbourne, Brisbane, Perth, Adelaide, and Canberra, as well as regional areas including Newcastle, Wollongong, Geelong, Gold Coast, Sunshine Coast, and Toowoomba. Location matters more on this product than most: LVRs are commonly reduced in smaller regional centres and single-industry towns. Joseph Farhat and his team will identify which lenders on the panel are the best fit for your property and timeframe.
