Full-doc
What you bring
2 yrs ITR + NOA · company financials · BAS
- Rate from
- 6.79%
- Max LVR
- 75%
- Turnaround
- 14–21 days
- Lenders
- 6
SCENARIO
Commercial lending: shopfront / warehouse / office, structured against lease cash-flow
Commercial rules diverge from residential — lenders underwrite against the lease and asset cash-flow, not your personal servicing. We map owner-occupier vs investment-rented as two distinct pathways.
Who this is for
- ·Buying shopfront / warehouse / office for own occupation
- ·Investment in commercial property (existing or to-be-signed long lease)
- ·Small-to-mid mixed-use developments
- ·Considering SMSF ownership of commercial property
What we handle
- ✓Lease covenant analysis (remaining tenure + tenant credit)
- ✓Owner-occupier vs investment policy differences
- ✓Lender matching across 60–75% LVR band
- ✓SMSF commercial-property LRBA structuring
Documentation Pathway Matrix
Find the rate, LVR, and turnaround that matches the documents you can supply.
Alt-doc
What you bring
6 mo bank statements · ABN ≥ 2 yrs · lease or owner-occupier evidence
- Rate from
- 7.19%
- Max LVR
- 70%
- Turnaround
- 14–28 days
- Lenders
- 5
BAS-only
What you bring
4 quarters of BAS · ABN ≥ 2 yrs
- Rate from
- 7.29%
- Max LVR
- 65%
- Turnaround
- 10–21 days
- Lenders
- 3
Accountant letter
What you bring
Signed accountant declaration · 6 mo bank statements
- Rate from
- 7.49%
- Max LVR
- 65%
- Turnaround
- 14–21 days
- Lenders
- 2
Indicative only — actual rate and LVR cap subject to lender formal approval.
Honest trade-offs
- ⚠Commercial LVR typically 60–75%, materially lower than residential — heavier deposit required
- ⚠Lease with < 3 yrs remaining triggers steep valuation cuts or outright decline
- ⚠Commercial rates typically 0.5–1.5% above owner-occupied residential, with shorter fixed terms
Frequently asked
Biggest difference between commercial and residential lending?
Commercial primarily underwrites against the lease + asset cash-flow, not the borrower's personal servicing. LVR caps are lower (60–75%), rates higher, fixed terms shorter — but loan tenure can extend to 25–30 yrs.
Big rate difference between owner-occupier and investment commercial?
Owner-occupier commercial typically prices 0.3–0.6% below investment commercial — lenders view owner-occupied as lower risk. Evidence that your business actually operates from the property is required.
Is SMSF ownership of commercial property worth it?
Classic structure for self-employed: SMSF owns the commercial property, leases it back to your operating company. Rent enters super in a tax-friendly way; rent paid by the company is deductible. Trade-offs: LVR usually 60–70%, rate loading +0.5–1.0%, setup $3–5k.
Lease only has 2 years left — what can I borrow?
Lease with < 3 yrs remaining triggers a short-lease valuation discount (sometimes valued as vacant possession), with LVR cap dropping to 50–60%. Renewal before application is strongly recommended.
Next step
3-minute pre-check for commercial loan
Drop a few basics. We cross-check 40+ lenders against your situation and return how much you can borrow + which doc pathway is right for you.