Doncaster's specialist for self-employed buyers, new migrants and tower-apartment investors — Westfield precinct + East Doncaster Secondary zone turn to Halo Loan

Yes, but screen 3 things first: (1) Single-building lender exposure cap — some lenders cap exposure at 20% per building. New towers in hot pre-sale phases hit the cap fast — send the address before signing and we check which lenders still have headroom in 30 seconds. (2) Ground-floor tenancy — if there's a café / supermarket / hospo below, some lenders flag commercial-style residential and cap LVR at 70% (deposit $255k). 3 lenders don't apply this with a 0.5% rate loading. (3) Off-the-plan duty concession — duty assessed on land only during construction, typical $850k off-the-plan saves $20-25k. Fully compatible with alt-doc — concession keys off buyer identity, not loan-doc pathway.

Classic alt-doc case. Westfield retail rent suppressing declared profit is a routine structure — big-4 servicing reads ITR net profit and often understates true capacity. Of the 18 alt-doc lenders Halo Loan works with, 6 specialise in mall-based services (Liberty / Pepper / Resimac / Bluestone / La Trobe / Mortgage House) — they assess via 6 months' bank statements + 4 quarters of BAS, no 2-year ITR needed. LVR caps at 80%, rates from 6.49%. Typical scenario: monthly turnover $35-45k, declared profit $80k/year — alt-doc calculates ~$750-850k borrowable owner-occupier. Bring 6 months' bank statements + 4 quarters of BAS + your Westfield lease to pre-check; indicative in 48 hours.

Box Hill High premiums run higher (typically 12-18%), but East Doncaster Secondary valuation gaps run deeper — Doncaster's intra-suburb comparable sales pool is smaller (zoned properties make up less of total Doncaster stock than in Box Hill). Bank valuers using 'same-suburb comparables' get more conservative with smaller pools. 80% LVR Box Hill zoned routinely lands at 75%; East Doncaster zoned lands at 73-75%. Budget a 5-8% deposit buffer either way, and shortlist the 3 lenders historically more lenient on zoned valuations.

Classic Pty Ltd income structure question. Big-4 servicing reads only director salary ($90k) and treats retained company profit ($210k) as 'not distributable' — excluded from personal income. Halo Loan works with 3 lenders (MA Money / Liberty / Pepper) that accept 'accountant-signed declaration of distributable retained profit', counting the full $300k via 80% add-back haircut for $240k effective. Difference: big-4 calculate ~$650k borrowable, 3 alt-doc lenders calculate ~$1.05M. Conditions: clean company financials + accountant letter + ≥2 years company history. Trust structures work similarly — depends on deed terms.

Yes, but manage the serviceability stack. Two concurrent applications trigger lender 'combined servicing' tests — some lenders factor both monthly repayments into DTI, making the combo look like it fails. Halo Loan's standard playbook: (1) Owner-occupier first — hybrid lenders typically approve 80% LVR; (2) Investment 2-3 months after owner-occupier settlement — the investment lender now sees repayment history on the first loan, and rental income enters servicing. The 2-month gap matters. Concurrent applications work via 4 lenders running 'dual-purpose servicing' algorithms. Specifics depend on your combined income + investment target price + whether DTI 6 is binding.