Full-doc
What you bring
2 yrs ITR + NOA · company financials · BAS
- Rate from
- 6.24%
- Max LVR
- 90%
- Turnaround
- 14–21 days
- Lenders
- 9
SCENARIO
Investment lending: self-employed portfolios up to 5+ properties
Self-employed × investment quickly hits major-bank servicing ceilings. We route to lenders that specialise in self-employed portfolios, layering IO periods, add-backs, and trust structures to unlock capacity.
Who this is for
- ·Owner-occupied secured, planning 2nd / 3rd / 4th property
- ·Self-employed with ABN ≥ 2 yrs, clean company accounts
- ·Considering Interest-Only to optimise cash flow
- ·Considering trust / company-name holding structure
What we handle
- ✓Servicing on 75%-shaded rental income + maximised add-backs
- ✓IO periods up to 5 years (select lenders)
- ✓Cross-collateralised vs stand-alone portfolio structures
- ✓Trust / company borrowing structures + servicing shading caveats
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 · self-declaration
- Rate from
- 6.59%
- Max LVR
- 80%
- Turnaround
- 14–28 days
- Lenders
- 11
BAS-only
What you bring
4 quarters of BAS · ABN ≥ 2 yrs
- Rate from
- 6.69%
- Max LVR
- 75%
- Turnaround
- 10–21 days
- Lenders
- 7
Accountant letter
What you bring
Signed accountant declaration · 6 mo bank statements
- Rate from
- 6.79%
- Max LVR
- 75%
- Turnaround
- 14–21 days
- Lenders
- 5
Indicative only — actual rate and LVR cap subject to lender formal approval.
Honest trade-offs
- ⚠Investment rates typically 0.2–0.5% above owner-occupied
- ⚠IO-to-P&I transition triggers a repayment step-up — plan renewal 12 months ahead
- ⚠Trust ownership has tax benefits but lender servicing is shaded heavily (50–70%), reducing capacity
Frequently asked
Why does self-employed + investment hit servicing ceilings so fast?
Major banks shade self-employed income (70–85%) and rental income (75%) — stacked, this cuts capacity 20–30% vs PAYG investors. Self-employed-specialist lenders apply lighter shading.
How long can an Interest-Only period be?
Investment IO can extend to 5 years with select lenders; owner-occupied IO usually caps at 3 years. Renewal triggers a fresh servicing assessment — under APRA rules, extension is not guaranteed.
Is trust ownership worth it?
Depends on long-term plan. Trust's tax flexibility (distributing to lower-income beneficiaries) pays off during growth phases, but short-term servicing shading is heavy and setup costs $2–5k. Align with your accountant first.
Should I unwind a cross-collateralised investment portfolio?
If you plan to keep buying, sell one property independently, or switch lenders, cross-collateralisation locks you in. We frequently restructure portfolios to stand-alone (each property its own security), giving back flexibility.
Next step
3-minute pre-check for investment 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.