A commercial property loan finances the purchase, refinance or development of business premises — offices, retail, warehouses, factories, medical suites and specialised assets. Whether you're buying your first warehouse, expanding your retail footprint, buying through your SMSF or restructuring an existing commercial portfolio, how the loan is structured shapes your cash flow for years. Depending on the property and your position, lenders typically fund 70–80% LVR, with pricing and terms that are largely negotiable when you know the market.
Before you commit, we assess the property, your purpose and your financials against what lenders will actually fund — so you know your borrowing power and likely LVR up front.
Standard or specialised security, owner-occupied or investment — different lenders price and assess these very differently. We take your deal to the lenders on our 50+ panel whose policy actually fits — banks, non-banks and private credit — and compare what comes back.
Deposit, security mix, repayment type and whether existing property equity can lift the LVR. Commercial pricing is negotiable — structure is where the better outcome is won.
One clean application to the best-fit lender. We manage valuations, conditions and lender communication alongside your solicitor through to settlement — and stay on hand when the loan comes up for review.
Buying the business behind the premises too? We handle acquisition, working capital and asset finance under one roof — one partner across the whole journey.
"Commercial loan pricing isn't published — and it's negotiable. Knowing the market is how you avoid leaving money on the table." — Pooja Choudhary
Buying a business that comes with its property? We fund both.
Business Acquisition →Lenders assess commercial properties by how easily they can be valued and sold if things go wrong. Broadly, that puts them in two buckets — and which bucket yours sits in shapes your LVR, your rate, and which lenders will even look at the deal.
Widely held property types with a deep resale market — typically the best LVRs and pricing.
Purpose-built or income-dependent assets — financeable, but they need the right lender.
Specialised doesn't mean impossible. We've placed plenty of these — it just takes a lender with the right risk appetite and experience with the asset type. That's exactly where a broker with the right connections earns their place in the deal.
Ranges are indicative only and subject to lender assessment. Your property type, purpose and financials determine the actual LVR, rate and lender appetite.
| Purpose / property | Typical deposit | Typical LVR | How lenders see it |
|---|---|---|---|
| Investment purchase (leased) | 20–30% | up to 70–80% | Lowest risk — rent services the debt |
| Owner-occupied premises | 20–30% | up to 70–80% | Business cash flow assessed alongside value |
| Specialised security (hotel, venue, etc.) | 30–40%+ | 50–65% | Higher risk — needs the right lender appetite |
| SMSF purchase (LRBA) | lender-dependent | lender-dependent | Fund's cash, contributions and rent assessed under SMSF lending rules |
| Refinance of an existing loan | n/a | lender-dependent | Current trading, valuation and lease position reassessed |
| Working capital secured by property | case by case | lender-dependent | Requires a strong business case |
| With existing property equity | from 0% cash | up to 100% of purchase | Equity used in place of a cash deposit |
Buying a leased property now and planning to move your business in later? Read how buying commercial property while you're still paying rent can work, including how lenders may assess a tenanted purchase.
Already own commercial property? Refinancing can move an expiring or uncompetitive loan onto better-suited terms, or release equity for expansion, equipment or working capital — see business refinance. Buying through your super fund? Our SMSF property loan page explains how SMSF borrowing works.
Unlike most home loans, commercial property loans commonly offer an interest-only period as standard, not just an option. Which one suits you depends on your goals for the property.
You repay only the interest for an agreed period (commonly 1–5 years), so repayments are lower and the loan balance doesn't reduce during that time. This is often used to maximise cash flow — for example, while a property is being leased up or a business is growing into the space.
You repay both the loan balance and interest from day one, so repayments are higher but you build equity in the property immediately and pay less interest over the life of the loan.
Investors leasing the property often favour interest-only to maximise cash flow during the lease-up period; owner-occupiers focused on long-term ownership often prefer principal & interest to build equity faster. Most lenders allow switching between the two, or a mix, at set points in the loan — worth confirming as part of structuring the deal.
Owner-occupied, investment, specialised security or a business purchase with property attached — tell us the situation and we'll map it against the lender panel.
A growing business ready to stop renting. We used equity in an existing property alongside the purchase to lift the funded percentage, and matched them to a non-bank comfortable with their trading history — settled without a large cash deposit.
Talk to us about your deal →Owner-occupied · 75% LVR
Investment purchase · 70% LVR
Placed with a lender matched to the security type
Client results are individual and not a guarantee of outcomes. Details have been anonymised. Figures indicative and subject to lender assessment.
Before founding Probiz, Pooja spent years inside NAB and ANZ. Commercial applications turn on how the purpose is classified, how the security is valued, and how serviceability is presented — and she's assessed those from the lender's chair. Because commercial pricing is negotiable and rarely advertised, having someone who knows what's achievable is the difference between the first approval and the right one.
Seamless finance experience with Probiz Finance — highly recommend. As a business owner, having someone who knows the lenders made all the difference...
We recently had the pleasure of working with Probiz Finance and could not be more satisfied with the experience...
I've relied on Probiz Finance for my business lending needs for quite some time now, and every experience has been...
Most lenders finance up to 70–80% of the property's value (LVR) for standard commercial properties like offices, retail and warehouses. Specialised properties — hotels, petrol stations, aged care — may attract a lower LVR due to their complexity and narrower resale market. The exact figure depends on the property type, your business financials and the lender's current appetite, which is why we compare across a 50+ panel to find the most competitive terms for your situation.
Commercial property loans are for business or investment purposes — shops, offices, warehouses and similar assets — while home loans are for residential property you live in. The practical difference is regulation: home loans fall under the National Consumer Credit Protection (NCCP) Act with strict disclosure rules, whereas commercial loans don't, which makes pricing, LVR and repayment terms far more negotiable. That flexibility is an advantage when you know what you're comparing.
Most lenders require a deposit of at least 20–30% of the purchase price, corresponding to a 70–80% LVR. In some cases you can use equity in an existing property as security instead of cash — something we assess case by case. If you're short on deposit, it's worth a conversation before assuming you're out of options, as there are often structuring solutions through non-bank lenders that a direct bank approach won't surface.
Yes — this is a common situation for business owners. If you don't have two years of full financials, some lenders offer low-doc commercial loans using alternative income verification such as BAS statements, an accountant's declaration or bank statements. For leased investment properties, some lenders also offer lease-doc loans, assessed mainly on the rental income under a verified lease. The trade-off is usually a slightly higher rate or lower LVR, but for many self-employed borrowers it's still a workable path. You can read more on our low-doc loan page.
WALE — weighted average lease expiry — measures how long, on average, a property's leases have left to run. Longer leases with established tenants give lenders more confidence in the income, which can support a stronger LVR and pricing. Short or expiring leases and vacancies can reduce what a lender will offer. Each lender sets its own benchmarks, so we match the property's lease profile to the lenders most comfortable with it.
Yes. Many commercial purchases are really a business acquisition with premises attached — and lenders assess the goodwill, income and property differently. We structure the whole deal in one go, combining commercial property finance with business acquisition finance so you have one application and one partner. If that's your situation, our business acquisition finance page covers the business side.
An SMSF can borrow to buy commercial property — including premises your own business leases from the fund — through a limited recourse borrowing arrangement (LRBA). The lender's recourse is limited to that one property rather than the fund's other assets, although lenders commonly ask members to provide personal guarantees. Super rules for SMSF borrowing are strict, so get advice from your SMSF adviser or accountant on whether it suits your fund; we arrange the finance side. See our SMSF property loan page.
Going to one bank means one set of rates, one set of terms and one risk view. A broker gives you access to multiple lenders — banks, non-banks and private credit — and can negotiate on your behalf. Commercial pricing is rarely fixed; knowing the market means knowing what's achievable. Beyond rate comparison, we manage the application, help prepare documentation and handle lender communication, which usually saves time and often lands a better outcome than a direct approach.
It depends on your goals. Interest-only keeps repayments lower and cash flow higher for a set period, often used by investors while a property is leased up. Principal & interest costs more per month but builds equity from day one, often preferred by owner-occupiers focused on long-term ownership. Many lenders allow switching between the two at set points.
Often, yes — most commercial lenders allow a switch (or a mix of both) at set review points during the loan term, though this depends on the specific lender and loan structure. It's worth confirming these options when structuring the deal, since not all lenders handle this the same way.
Often, yes. Businesses refinance commercial property when a fixed term or loan review is approaching, when their current lender has become less competitive, or to release equity built up through value growth or repayments — commonly used for expansion, equipment or working capital. What's achievable depends on a current valuation, your trading performance and the lease position. Our business refinance page covers how we review existing facilities.
No credit checks at this stage, no obligation. We'll come back to you within one business day with a read on how lenders would see the deal.
Either way, the finance conversation should happen before you sign. A strategy session with Pooja — no obligation, no fee.
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