Commercial Property Finance · Commercial Finance
Paying rent on premises you could own? Buy the building your business runs from.
Owner-occupied, investment or inside an SMSF: we arrange commercial property lending for business owners and investors across Sydney and beyond, and tell you plainly what is possible before anything is lodged.
$1.5b in settled lending
MPA Top Commercial Brokers
5.0 Google rating
Phone answered 24 hours
What happens next
For most commercial property loans the lender pays us when the loan settles. Where a deal needs complex structuring we may charge a fee for service, explained in full before any work starts, with part of it payable only if the loan is approved.
Why commercial through Evolve
Commercial is where we do our best work
Rent versus own, modelled
We model buying against staying on the lease with every cost counted, deposit and stamp duty included, before you commit to anything.
Deep lender relationships
Deep working relationships with 15 to 20 lenders, banks, non-banks and specialist funders among them, so we know which ones read a commercial file properly.
Structure before lender
Company, trust or SMSF: we agree the ownership structure with your accountant before any lender sees the file, so nothing needs unwinding later.
Answers in days
Within days of seeing your documents, you hear which lenders fit, what they need and what it will cost, in writing.
“Les and Mark were wonderful throughout the entire process, providing expert advice to secure the exact deal I needed for my financial goals. Communication was excellent, and they kept me informed every step of the way.”
Jeff, Google review
“Les is so polite and made us feel like we could ask anything knowing he would guide us in the right direction. I would recommend Les to anybody looking for a mortgage broker, he was amazing.”
Samuel, Google review
In plain terms
What a commercial property loan actually involves
A commercial property loan finances premises rather than a home: a warehouse, an office, a shop, a childcare centre or a mixed-use building. Lenders assess it differently. The deposit is larger, the term is often shorter, and the property, the tenant and the borrowing entity all get scrutinised, not just your income. Structure decides the outcome as much as the numbers do.
Whether you are buying the premises your business runs from, adding a commercial investment to the portfolio or borrowing in your SMSF to hold the building your company rents, the work starts in the same place: who buys, who borrows, and which lender reads that structure properly. We hold deep working relationships with 15 to 20 lenders, banks, non-banks and specialist funders among them. Tricky deals, minimum fuss.
Tell us the property, the entity and what the money needs to do. The answer will be straight: possible now, possible with changes, or not yet.
How it works
From first call to settled premises
- Step
The first conversation
A call, usually within one business day, covering the property, the entities involved, the lease position and what the funding must achieve.
- Step
Documents and structure
Financials, the contract or lease and entity details, gathered once. The ownership structure is agreed with your accountant before a lender sees anything.
- Step
The recommendation
Lender, structure, deposit, term, costs and any fee, in writing. You and your accountant decide before anything is lodged.
- Step
Lodged once, then settled
One complete application to the lender that fits. We manage the valuation, approval conditions and settlement, and keep you in the loop throughout.
Understanding commercial lending
Where commercial lending differs from home loans
How is a commercial loan different from a home loan?
A commercial loan is assessed on the property, the business or tenant occupying it and the borrowing entity, not just personal income. Deposits are larger and pricing is set deal by deal rather than off a published rate card.
The lender also weighs the lease, the building’s use and how easily it would resell. Presenting the file the way a commercial credit team reads it is most of the work.
How much deposit do you need for commercial property?
More than for a home. Many lenders cap commercial lending at around 70 per cent of the property’s value, so a deposit of about 30 per cent is common, and some go further for strong owner-occupiers.
Specialised buildings, such as childcare centres or service stations, can need more because they are harder to resell. Purchase costs sit on top: stamp duty, GST where it applies, legal and valuation fees. We show you the full funds-to-complete figure before you sign a contract.
Can you get a commercial loan without full financials?
Often, yes. Lease doc loans assess an investment property on the rent it earns, and low doc options rely on BAS or an accountant’s declaration instead of full financials.
Both can cost more than a full doc loan. A tenanted building on a solid lease is the typical lease doc case; a business owner whose latest financials are not yet lodged is the typical low doc one.
Can your SMSF buy the premises your business rents?
Yes, in the right circumstances. An SMSF can borrow to buy business real property and lease it to a related business, provided the purchase, the lease and the rent are all at arm’s length.
The fund borrows through a limited recourse borrowing arrangement, only a small group of lenders write them, and the structure has to be right from day one. We work with your accountant on what the fund can afford and whether it makes sense at all.
Keep exploring
Borrow against property or equipment the business already owns.
Working capital and growth funding, secured or unsecured.
From site and approvals to construction funding.
Guide · What your SMSF can buy, borrow and hold
Guide · What lenders look for in a business application
One conversation before you sign a contract
Call 1300 112 355
Questions commercial borrowers actually ask
What is commercial property finance?
Commercial property finance is funding used to purchase, refinance or release equity from commercial real estate. This can include both owner-occupied properties used by the borrower’s business and investment properties held to generate rental income.
What types of properties fall under commercial finance?
Commercial finance can apply to a wide range of property types, including offices, warehouses, factories, retail premises, medical suites, industrial property and other commercial real estate. Some lenders are comfortable with a broad range of asset types, while others are more selective.
Can commercial property be purchased for owner-occupied or investment purposes?
Yes. Some borrowers are purchasing premises for their own business to operate from, while others are acquiring commercial property as an investment. Lenders often assess these scenarios differently, so purpose matters when choosing the right lender and structure.
What do lenders usually look at for a commercial property loan?
Lenders usually assess the property itself, the borrower structure, available security, financial position, existing liabilities, repayment capacity, lease income where relevant, and the overall strength of the transaction. Valuation, location, property type and loan purpose can all affect the outcome.
What are the different ways to own a commercial property?
Commercial property may be owned in an individual name, jointly, through a company, through a trust, or through an SMSF in some cases. The right structure depends on legal, tax, asset protection, and commercial considerations.
What are the main risks with commercial property lending?
Common risks include the wrong property type for the lender, weak servicing, poor lender fit, valuation shortfalls, lease or vacancy issues, weak documentation, and choosing the wrong structure or facility for the deal. Many of these risks can be managed with better preparation and lender selection from the start.
Is it better to use a broker for commercial property finance?
Usually, yes. Commercial lending is less about finding any lender and more about finding the right lender and structure for the property, purpose and borrower. A good broker helps with lender fit, deal positioning, document preparation and avoiding poor-fit applications.