Commercial property lending is a specialist space — different lenders, different LVRs, different assessment criteria and different documentation requirements than residential. Blambles has deep expertise here, with access to both mainstream banks and non-bank alternatives who specialise in this space.
A commercial property loan is used to purchase, develop or refinance a property that is used for business purposes — or that generates income from a commercial tenancy. This includes office buildings, retail shops, industrial warehouses, medical suites, childcare centres, mixed-use properties and development sites. The defining feature is that the property isn't being used as a residential dwelling by the borrower.
Commercial lending works differently from residential in several important ways. Lenders typically lend at lower Loan to Value Ratios (LVRs) — often 60–70% of the property's value rather than the 80–90% common in residential lending. This means larger deposits are generally required. Commercial interest rates are also typically higher than residential rates and terms are often shorter — 15–20 years is common, though some lenders offer longer terms.
The way lenders assess a commercial loan also differs considerably. For owner-occupied commercial property — where a business buys its own premises — the assessment looks primarily at the business's ability to service the debt. For investment commercial property — where the borrower is purchasing to lease the property to a tenant — the lease itself often drives the assessment. A strong, long-term commercial lease from a quality tenant can support the borrowing with minimal additional financial documentation in some cases.
Commercial loans can be structured in a company name, individual names, through a trust or through an SMSF (with additional structuring required). The borrowing structure affects which lenders will look at the deal and at what terms. Blambles background as a Chartered Accountant means he understands the nuances of different ownership structures and can advise on the right approach before you commit.
Not all mainstream banks are competitive for commercial lending — and the banks that offer the best residential rates often aren't the best for commercial. A specialist non-bank lender may offer more competitive pricing, a faster process or more flexibility around property type. Access to the right lenders is what separates a good broker from a great one in this space.
Where the property has a strong commercial lease, some lenders can assess the loan based on the lease alone — without requiring full business financials. This significantly simplifies the application process.
Commercial property can be purchased through a company, trust or SMSF structure — and Blambles knows which lenders accept each structure and what documentation they require.
Depending on the property type, location and lender, you may be able to borrow up to 70–75% of the commercial property's value — reducing the deposit required.
Many commercial loans allow interest-only periods — particularly useful for investors who want to maximise cash flow in the short term or during a development phase.
Where mainstream banks aren't competitive or won't consider a particular property type, specialist non-bank lenders often fill the gap — with faster decisions and more flexibility.
If you're buying your business's own premises, owning rather than leasing can provide long-term stability, equity growth and potential tax advantages — Blambles can help you assess the case.
We start by understanding the property type, how you plan to own it (individually, company, trust or SMSF), whether it's owner-occupied or investment, and what documentation you can provide.
Not all lenders consider all commercial property types. Blambles identifies lenders who are genuinely competitive for your specific deal — including non-bank alternatives where appropriate.
We prepare a comprehensive credit submission — including the property information, financial details and ownership structure — to give the application the best chance of approval at the right terms.
We negotiate the indicative terms, review the formal approval letter with you and ensure the conditions are clear and achievable before you proceed.
We work with your solicitor and the lender to manage the settlement process — which for commercial property is often more complex than residential, with additional conditions to satisfy.
Commercial lending is genuinely complex — and the lender you use for your home loan is rarely the best choice for your commercial purchase. Different lenders have different appetites for different property types, different LVR limits, different assessment approaches and very different pricing. Without access to the full market, you're likely to settle for a product that isn't the best fit.
Blambles brings something extra to commercial lending: a Chartered Accountant background that means he can read your financial statements the way a lender's credit team does, anticipate questions before they're asked, and structure the application to present your case in the strongest possible light. This matters significantly in commercial credit decisions.
With access to 40+ lenders — including specialist non-bank lenders who focus exclusively on commercial property — Blambles can find solutions that mainstream banks simply won't consider. And the service is free to you as a borrower.
Most commercial lenders require a minimum 30–40% deposit (i.e. they lend at 60–70% LVR). Some lenders will go to 75–80% for certain property types and structures — but higher LVRs typically require additional security or come at a higher rate. A larger deposit generally results in better pricing and more lender options.
Yes — commercial property can be purchased through a company or trust structure, and many investors use these structures for asset protection or tax reasons. Not all lenders lend to all entity types, and the required documentation varies. Blambles understands the lender policies around company and trust lending and will identify the most suitable options for your structure.
Key differences include: lower LVRs (more deposit required), higher interest rates, shorter loan terms, different assessment criteria (leases and business income rather than personal income) and fewer lenders offering the product. Commercial loans are also generally not regulated by the National Consumer Credit Protection Act in the same way residential loans are, which changes some of your protections as a borrower.
Common commercial property types include offices, retail shops, industrial warehouses, medical suites, childcare centres, service stations, mixed-use buildings and development sites. Some lenders specialise in certain property types — for example, there are specialist childcare or medical property lenders. Not all lenders will touch all property types, which is one of the key reasons to use a broker with access to a broad panel.
A lease-doc loan is one where the lender primarily assesses the commercial lease — rather than the borrower's personal or business income — to determine serviceability. If the property has a strong lease from a creditworthy tenant with sufficient term remaining, the loan can often proceed with minimal financial documentation from the borrower. It's an attractive option for investors with a complex income structure who have acquired a well-tenanted property.
Yes — and SMSF purchasing is one of the more common uses of commercial finance. Importantly, an SMSF can purchase business real property from a related party (including the members' own business), which isn't possible with residential property. The loan must be structured as a Limited Recourse Borrowing Arrangement (LRBA) with a bare trust. Blambles has extensive experience with SMSF commercial property purchases and knows the specialist lenders in this space.
Free consultation, no obligation. Tell us about the property, your structure and your goals — Blambles will tell you exactly what's possible.