Full-doc
What you bring
2 yrs ITR + NOA · company financials · BAS
- Rate from
- 6.14%
- Max LVR
- 85%
- Turnaround
- 14–21 days
- Lenders
- 8
WHO WE SERVE
Hospitality & retail owner home loans — cash-heavy is fine if you pick the right lender.
Chinese restaurants, cafés, bubble tea, convenience stores, nail salons, massage shops — small cash-heavy operations the majors decline because they 'can't interpret the deposits'. Halo Loan specialises in hospitality / retail alt-doc: we rebuild servicing income from POS reports + supplier invoices + lease + BAS. Bilingual; deep familiarity with the ABN < 2 yr niche lender route.
Who this is for
- ·Restaurant owners (Chinese / Western / café / bubble tea / BBQ / brunch) — sole trader / Pty Ltd / trust
- ·Retail owners (convenience / IGA / beauty / nail / massage / clothing)
- ·Cash-heavy operators — 50%+ revenue is cash, POS reports available
- ·Owners declined by majors for "irregular income evidence / unclear cash deposit source"
What we handle
- ✓Cash-deposit packaging: POS daily report + supplier invoice + lease cross-verification, around the AML alert
- ✓Hospitality / retail-friendly lender list: La Trobe / Bluestone / Liberty / Pepper / Bizcap policy comparison
- ✓Bilingual coordination: bridging the lender BDM + lawyer + valuer + Mandarin-speaking owner
- ✓Cash-out + business-capital combined: compliant cash-out paths for business expansion
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
- 12
BAS-only
What you bring
4 quarters of BAS · ABN ≥ 2 yrs
- Rate from
- 6.69%
- Max LVR
- 75%
- Turnaround
- 10–21 days
- Lenders
- 10
Accountant letter
What you bring
Signed accountant declaration · 6 mo bank statements
- Rate from
- 6.79%
- Max LVR
- 75%
- Turnaround
- 14–21 days
- Lenders
- 6
Indicative only — actual rate and LVR cap subject to lender formal approval.
Honest trade-offs
- ⚠Cash deposit share > 60% → some majors decline outright; alt-doc lender mandatory
- ⚠Restaurant lease < 2 yrs remaining → lenders worry about continuity, may cap LVR at 70%
- ⚠'High-risk industry' (nightclub / gambling-adjacent) → mainstream lenders all decline; specialists only, rate +1.5–2%
- ⚠Anomalous tax filings during JobKeeper / EnRich → use 'more stable of the 2 years' + current BAS to rebuild servicing
Frequently asked
Chinese restaurant with 50%+ cash flow — can I get a home loan?
Yes, but pick a cash-heavy-friendly lender: La Trobe / Bluestone / Liberty accept, requiring ① 6–12 mo POS reports ② BAS consistent with POS (not 'cash unreported') ③ cash deposits matched to supplier reconciliation. Rate +0.5–1.5% above full-doc. We front-load document packaging.
Pty Ltd company runs the restaurant — borrow as company or personal?
Owner-occupied — 99% personally named (CGT exemption + FHB schemes). Use Pty Ltd income via director salary + add-back (including retained earnings) for servicing. Company-owned purchase only makes sense with explicit investment + tax-planning rationale, and rate is +0.2–0.5%.
Bought a restaurant with 18 months left on lease — can I use current income?
Yes, but lenders will require ① a signed lease-renewal option ② a landlord letter of intent ③ LVR reassessed at renewal. Otherwise concern that the business may relocate, so LVR drops to 70% or 6 months of stable trading is required first.
Tax loss during COVID, business has recovered — what can I borrow now?
We use 'more stable of the 2 years' + 4 quarters of current BAS for servicing. Lenders accept COVID-impact narratives for affected industries, with ① current BAS showing recovery ② 6 mo of bank statements showing steady cash flow ③ accountant letter explaining the COVID anomaly. No extra rate loading.
Are nail salons / massage shops subject to special restrictions?
Nail / hair / general (licensed) massage → standard hospitality / retail policy, no special restrictions. **Adult-services-adjacent massage** → all mainstream lenders decline, only specialists at +1.5–2% rate, 70% LVR. We classify upfront in the pre-check to save time.
Does Halo Loan support non-English-speaking hospitality owners?
Bilingual end-to-end. 60%+ of our hospitality cases use Mandarin as the primary language. We handle lender BDM communication + lawyer / valuer liaison / document translation; the owner just signs and provides business materials.
Next step
3-minute pre-check for hospitality & retail owner home loans
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.