Rural & Agricultural Finance · Specialist Lending
Lenders assess acreage, hobby farms and working farms differently. We know which lender fits yours.
From rural home loans on acreage to working farm facilities, we read the land, the zoning and the income the way a lender will, then tell you plainly what is possible.
$1.5b in settled lending
MPA Top Commercial Brokers
5.0 Google rating
Phone answered 24 hours
What happens next
For a home loan on acreage you generally do not pay us directly; the lender pays us when the loan settles. Where a farm or agribusiness facility 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
The right path first
Acreage funded by off-farm income usually suits a home lender. A farm earning your living is normally assessed as a business. We sort that first.
Deep lender relationships
Appetite for rural property shifts between lenders and seasons. Deep working relationships with 15 to 20 lenders tell us who is lending now.
Built around seasons
Where the farm earns the income, repayments can follow harvest and sale timing through seasonal schedules, revolving lines or interest-only periods where they fit.
Raised on the land
Mark grew up on a 2,000-acre Central West property where his family ran a Shorthorn stud and sheep, so seasons need no explaining.
“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
“After selling this house we reengaged and leveraged his services to purchase our new house. Les is prompt, professional, and a pleasure to work with. He has a great understanding of the market and provides exceptional guidance throughout the process.”
Joshua, Google review
In plain terms
Rural finance starts with the land
Rural finance is not one product. A lifestyle block on Sydney’s fringe bought on a salary, a hobby farm running a few head of cattle and a working farm that pays its own way look very different to a lender. Each comes with its own limits on land size, its own valuation rules and its own view of which income counts.
That decides who will lend. For rural home loans on acreage, the field of willing lenders narrows as the block gets bigger. We hold deep working relationships with 15 to 20 lenders, so the file goes to one whose policy fits the land. Where the farm is the business, facilities are built around the season, and farm machinery loans can be structured alongside the property debt.
Tell us about the property, how the land is used and where your income comes from. The answer will be straight: possible now, possible with changes, or not yet.
How it works
From first call to settled loan
- Step
The first conversation
A call, usually within one business day, about the property, how the land is used and where your income comes from.
- Step
Land and income assessed
Land size, zoning, access, services and income checked against lender policy, so we know whether it is a home loan or agribusiness.
- Step
The recommendation
Lender, structure and costs in writing, including any valuation risk and how repayments fit your income. You decide before anything is lodged.
- Step
Lodged once, then settled
One complete application to the lender that fits. We manage the rural valuation, approval and settlement, and keep you in the loop.
Understanding rural lending
How lenders look at rural property
How do rural home loans work?
A rural home loan is a home loan on a house with land, assessed mainly on income earned away from the property. Lenders treat it much like a suburban loan up to a point, then apply tighter rules as the land gets bigger or more remote.
Where that point sits differs between lenders, and so does their view of zoning, access and services. Check the property against policy before you make an offer.
Is a hobby farm a home loan or farm loan?
It depends mostly on where your income comes from. If you earn your living off the farm and the farming is small scale, most lenders assess it as a home loan.
Once the land earns a meaningful share of your income, or it is run as a primary production business, many lenders treat it as agribusiness. That means business financials, a closer look at the enterprise and usually a larger contribution from you.
How much deposit do you need for rural property?
Usually more than for a suburban home. Many lenders cap the loan at a lower share of the value on larger acreage, and lenders to working farms generally expect a bigger contribution again.
Your deposit does not have to be all cash. Equity in land you already own counts, and on a working farm, water entitlements, machinery and stock can form part of the security.
What do lenders look for on a working farm?
Lenders want evidence the operation can carry the debt through a bad season, not just a good one. That means recent financials and tax returns, a clear plan for what you produce and sell, and realistic numbers for prices and costs.
Appetite differs by enterprise, region and season, so two lenders can read the same farm very differently. Most rural declines are the wrong lender for the operation, not the wrong operation.
Keep exploring
Borrowing inside your super, structured correctly from day one.
A second look when a rural file has been declined.
Short-term funding against property while a sale or refinance completes.
Guide · Funding cattle and sheep purchases around the season
Calculator · A first estimate for acreage bought on off-farm income
Get the lender’s view before you commit
Call 1300 112 355
Questions asked before you buy the land
What types of rural properties can be financed?
Finance may be available for a range of rural property scenarios, including farms, agricultural land, lifestyle acreage, and other rural holdings, depending on the property, its use, and the lender’s policy.
Is finance available for both lifestyle and income-producing rural properties?
Yes, but they are often assessed differently. The right lender and structure will depend on whether the property is primarily lifestyle-based, income-producing, or a mix of both.
What do lenders usually look at for farms and rural properties?
Lenders will usually look at the size and type of the property, land use, zoning, income profile where relevant, available security, repayment capacity, infrastructure, water, and whether the overall scenario fits policy.
What documents are usually needed for rural property finance?
Requirements vary by lender and scenario, but commonly include identification, financial information, details of the property, contract or purchase information where relevant, and supporting information about land use, income, or enterprise operations where applicable.
How long does rural property finance approval usually take?
Timeframes can vary depending on the lender, the complexity of the property, and how well the application is prepared. Cleaner applications with the right lender fit generally move more efficiently than poorly matched or incomplete submissions.
What can make farm or rural property finance harder to get approved?
Common issues include poor lender fit, non-standard acreage or zoning, unclear land use, variable income, weak supporting information, or a scenario that sits outside standard policy settings.
Can I refinance an existing rural property loan?
Yes. In many cases, refinance may be available for existing rural property debt, although the right options will depend on the property, the borrower, and the lender’s policy.