Private Lending & Short-Term Loans · Specialist Lending
Short-term money when the bank can’t move in time, with the exit planned first.
We arrange short-term and private loans for business owners, investors and developers when a bank is too slow or says no, and tell you straight whether the numbers and the exit work.
$1.5b in settled lending
MPA Top Commercial Brokers
5.0 Google rating
Phone answered 24 hours
What happens next
Where private or short-term lending needs a fee for service, we explain it in full before any work starts, and part of it is only payable if the loan is approved. The lender’s own fees are set out in writing before you sign.
Why commercial through Evolve
Commercial is where we do our best work
Assessed on the security
Private lenders weigh the property and the exit more than years of tax returns, so a well-prepared file can move faster than a bank.
Deep lender relationships
Deep working relationships with 15 to 20 lenders tell us who fits your deal, and when a cheaper lender beats private money.
Every cost in writing
Interest, establishment, legal, valuation and exit costs, set out in writing before you sign, so you compare the real cost and not a headline rate.
The exit, planned first
We agree how the loan is repaid before it starts. With no realistic exit, we say so and show you what to do instead.
Client outcome
A private loan of more than $6 million, paid out before the deadline
A Sydney homeowner owed more than $6 million to a private lender that gave her about three weeks: roll over, with fresh fees and another year of capitalised interest, or face a forced sale. With no regular income, she could not pass a mainstream lender’s servicing test. We treated it as an exit problem: a 24-month bridging facility secured against the home alone, repaid by the eventual sale. The private loan was paid out before the deadline, at a lower establishment cost than the rollover, and she had two years to sell on her own terms.
“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
“It is refreshing to deal with a expert who really knows his stuff. At no time do you feel Mark and his team are not focused on delivering the very best for your situation. Thank you Mark and the team at Evolve Lending & Finance.”
Daniel, Google review
In plain terms
Private lending, used for the right job
Private lending is short-term money from private funds and investors, secured against property and repaid by a sale or a refinance. Private lenders can usually move faster than a bank and take deals outside standard policy, and they charge for it. It suits a real deadline: a settlement that will not wait, a tax debt that needs clearing or an opportunity the bank is too slow for.
That is why we start with the exit, not the lender. We test how the loan will be repaid, set out every cost in writing and check the cheaper doors first, from mainstream business lending options to specialist lenders who can still help when the bank says no. We hold deep working relationships with 15 to 20 lenders, which tells us who fits. Tricky deals, minimum fuss.
Tell us the deadline, the security and how you plan to repay. The answer will be straight: it works, it works with changes, or not yet.
How it works
From first call to a planned exit
- Step
The first conversation
A call, usually within one business day, covering the deadline, the security, what you owe and how the loan will be repaid.
- Step
Deal and exit, tested
We check the security, the numbers and the exit, and whether a bank or specialist lender could do the job for less.
- Step
The offer, in writing
Lender, term, every fee and the exit plan, set out in writing and explained line by line before you accept.
- Step
Settled, then repaid
We coordinate valuation, documents and settlement, then keep working with you on the refinance or sale that repays it.
Understanding private loans
What to know before you sign
How does a private loan work?
A private loan is short-term finance from a private fund or investor, secured against property and repaid by a sale, a refinance or an expected payment. Terms run in months, not decades, and it costs more than a bank loan.
Interest is often prepaid at settlement or added to the balance, so there may be no monthly repayment. That eases cash flow, but it shrinks the funds you receive or grows the debt the exit must cover.
What do private lenders look at?
Private lenders look mainly at the security and the exit: what the property is worth, how readily it would sell and how the loan will be repaid. Income and credit history still count, but far less than they do with a bank.
Expect a conservative maximum loan against the property’s value, and questions about what the money is for, as many private lenders lend only for business purposes. A documented exit makes the strongest application.
What are caveat loans and second mortgages?
Caveat loans and second mortgages let you borrow against a property that usually already has a loan on it. A second mortgage ranks behind your existing lender; a caveat loan is protected by a caveat on the title rather than a registered mortgage.
Because the first lender is repaid first from any sale, these lenders lend less and charge more, and your first lender may need to consent. Caveat loans can be quick to arrange but are usually small, short and among the most expensive money available.
How is private lending different from bridging finance?
Bridging finance is a short-term loan repaid by a property sale, most often used to buy before you sell. Private lending is broader: short-term money for many purposes, usually from private funds and investors.
Mainstream lenders offer some bridging loans at a lower cost, so if you really need a bridge, we start there. Private money earns its place when a bank bridge will not fit.
Keep exploring
When the bank has said no and the file needs a person.
Buy before you sell, with the sale as the exit.
Advice on debt structure and lender negotiations.
Guide · How private lenders assess a business owner’s deal
Guide · Clearing ATO debt with a structured loan
Know the full cost and the exit first
Call 1300 112 355
Questions to ask before a private loan
What is private lending?
Private lending is a form of finance provided outside traditional bank channels, often used for short-term, time-sensitive or more complex scenarios where speed and flexibility are important.
Are private loans more expensive than bank loans?
Usually, yes. Private lending often carries higher rates and fees than standard lending, which is why it needs to be assessed carefully and used for the right purpose.
How quickly can private lending be arranged?
Timelines vary, but private lending can often be arranged much faster than standard bank finance where the security, structure and exit strategy are clear.
What can private lending be used for?
It can be used for short-term property finance, bridging scenarios, urgent settlements, business funding needs, or other time-sensitive situations where standard lending is not the right fit.
Do I need property security for private lending?
In many cases, yes. Private lending is often asset-backed, with the security position and exit strategy playing a major role in the assessment.
Is private lending the same as bridging finance?
Not exactly. Bridging finance is one type of short-term funding. Private lending is broader and can include a range of short-term or specialist funding scenarios.
Can business owners use private lending?
Yes. Private lending can sometimes suit business owners who need quick access to capital, temporary funding, or a solution outside standard bank processes.
When should private lending be avoided?
It should be avoided where a standard lending solution is more appropriate, where the exit strategy is unclear, or where the short-term funding cost does not make commercial sense.