Want a second or third investment property, or to grow your portfolio, but the big banks' borrowing figure comes back far below expectations? Investment serviceability is harder than owner-occupier — Halo Loan specialises in self-employed investors, comparing 40+ lenders to find the one that genuinely backs your case.

Self-employed owners buying a 2nd or 3rd investment property

You already own a home or one investment property and want another, but the big banks cap you on serviceability. Investment borrowing capacity is hit hardest by the buffer stress test and rental shading — switching to a lender with a friendlier method can change your room by tens of thousands. We map exactly how much you can borrow now first.

Investors whose ABN income is complex and understated by the big banks. Sole traders, freelancers and Pty Ltd directors often have taxable profit legitimately reduced by deductions, and the big banks count only the net profit on the return. We use BAS-only or accountant-letter with add-backs (adding depreciation and one-off costs back) to restore the true serviceable income.

Investors using existing equity to buy the next one

Your existing property has risen and built equity, and you want to release it for the next deposit. Whether you can — and how much — depends on your current loan structure (whether it's locked by cross-collateralisation) and overall serviceability. We map your current borrowing room first and whether to restructure.

Investors who prefer interest-only and use negative gearing for cash flow. IO keeps repayments lighter and interest deductible at tax time, but big-bank IO approval tightened after 2017 and IO terms usually cap at 5 years. We compare which lenders treat IO for self-employed investors more flexibly and re-check renewals less harshly.

Serviceability comparison across 40+ lenders

With the same file, lenders differ widely on rental shading, self-employed add-backs and how they count existing debts — borrowing capacity can swing by tens of thousands. We compare your case across dozens at once and submit to the few with the most room and best pricing, not just the headline rate.

Picking the best of four self-employed income pathways: full-doc (2 yrs returns + NOA), alt-doc (bank statements + self-declaration), BAS-only (BAS to evidence turnover) and accountant letter. We test which yields the highest serviceable income while still clearing the specific lender.

Interest-only and negative-gearing structuring

We compare which lenders' IO policy is friendlier to self-employed investors, whose IO renewal re-checks less harshly, and how to structure holding (personal / company / trust) so your accountant's plan isn't compromised. Tax specifics rest with your registered accountant; we align the loan structure to that plan.

Portfolio-growth structuring. We usually favour standalone (each property independently financed and secured, spread across lenders) to preserve room to manoeuvre — refinance one to release equity for the next without entangling the others, avoiding being locked into one bank by cross-collateralisation.