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🎖️5+years in finance
🏗️ Commercial finance | 💰self-employed
🏦 $100m+ finance secured for clients
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20/10/2026

Specialised commercial assets like car washes are being snapped up by investors chasing long-term leases and land value growth in Melbourne's expanding outer suburbs.

This particular asset sits roughly 30 km from the Melbourne C*D on a 1,665 square metre block next to a McDonald's, with dual 40-metre frontages on the Princes Highway and Olive Road. Those frontage figures matter, as high-visibility highway sites typically command stronger land valuations over time and attract tenants willing to commit to longer lease terms.

The numbers here are worth understanding clearly. The purchase price was $2.65 million, requiring around $1,065,000 upfront when you factor in a 35% deposit, stamp duty of approximately $128,000, and legal costs. The tenant covers 100% of outgoings including rates, insurance, and management fees, which removes a significant layer of holding cost uncertainty that residential investors often deal with.

At an 8.5% interest-only rate, the asset is negatively geared by roughly $380 per week. The lease is fixed for 10 years with built-in annual rental increases, which could potentially narrow that gap progressively without any active management required from the owner.

Commercial assets like this tend to attract a different risk and reward profile compared to residential property. The yields can potentially be more compelling, but financing conditions, deposit requirements, and lender appetite vary considerably across lenders, and not every commercial deal suits every investor's financial position.



Content is general information only and not personalised credit advice. Loan eligibility, rates, repayments, fees and lender policies vary and can change. Speak with a licensed broker for advice tailored to your situation.

18/10/2026

Getting rejected for a commercial loan often has nothing to do with the quality of your business idea.

Lenders typically assess commercial applications through what's known as the four Cs, and character is one of the most misunderstood. This isn't about personality. It's about financial behaviour, things like whether you pay debts on time, whether you have outstanding ATO liabilities, and whether your credit history reflects someone who manages obligations responsibly. A few blips in your credit past may be tolerated by some lenders, while others may decline you at first glance.

The second common issue is weak or inconsistent financials, and this catches a lot of business owners off guard. If your tax returns show $50,000 in net profit because you've been running a tax minimisation strategy, many lenders won't consider you for a $2,000,000 loan. Aggressive tax minimisation and strong borrowing capacity can be difficult to achieve at the same time.

The third issue is arguably the most costly, and that's a mismatch between your loan requirements and lender policy. Commercial lending policies vary significantly across lenders. Acceptable LVRs can range from 60% to 80% depending on the lender. Accepted property types differ, with some lenders financing assets that others won't touch. Even the amount of financial history required can vary, with some lenders accepting one year and others requiring a minimum of two.

Matching your specific situation to the right lender from the start could potentially save you from unnecessary rejections and wasted time.



Content is general information only and not personalised credit advice. Loan eligibility, rates, repayments, fees and lender policies vary and can change. Speak with a licensed broker for advice tailored to your situation.

15/10/2026

Negative gearing on a fast food tenancy is easier to stomach when the lease runs to 2064 and the tenant pays every single outgoing.

This KFC in Springvale, about 20 kilometres southeast of Melbourne C*D, sold for $4,500,000 in September 2026, down around $300,000 from where it traded nineteen months prior. At a 35% deposit, the entry cost is roughly $1,575,000, and with stamp duty and legals factored in, total upfront costs could sit closer to $1,858,000. The net rent sits at approximately $215,000 per year, with the tenant covering all outgoings.

At an assumed 8.5% interest-only rate, weekly repayments could come to around $4,780, against rental income of roughly $4,130 per week. That leaves a negative cashflow gap of approximately $655 per week, which is real and worth modelling carefully before committing. For investors who are comfortable holding a long-term asset with a strong covenant, that gap may be manageable depending on your broader tax position.

The lease structure is one of the more compelling aspects here. There are reportedly eight years remaining on the current term, with options potentially extending through to 2064, and rent increases are tied to CPI. Springvale itself has a forecasted population growth of 126% by 2046, which may support long-term land value and commercial demand in the precinct.

Commercial fast food assets like this can offer stability, but the numbers need to stack up for your individual circumstances before making any moves.



Content is general information only and not personalised credit advice. Loan eligibility, rates, repayments, fees and lender policies vary and can change. Speak with a licensed broker for advice tailored to your situation.

13/10/2026

Business owners who show a $200,000 profit to the bank could actually be assessed on a much higher number, and most have no idea this is even possible.

When lenders assess a self-employed borrower, they don't simply look at the net profit figure on a profit and loss statement. There's a lesser-known mechanism called add backs, and understanding it can meaningfully change how much a business owner can borrow.

Add backs are specific expenses that some lenders may be willing to add back on top of your net profit when calculating your serviceable income. Common examples include depreciation, interest expenses, amortisation, instant asset write-offs, and large one-off purchases like equipment or machinery. If those items total $60,000 in a given year, a portion of that figure could potentially be layered on top of your declared profit for servicing purposes.

To make this concrete, two businesses both reporting $200,000 in net profit could end up with very different borrowing outcomes. One with $30,000 in usable add backs and another with $80,000 in usable add backs may be assessed on very different income figures, depending on the lender and their specific policy.

This matters because not every lender treats add backs the same way, and some may discount certain categories more than others. Working with someone who understands how each lender applies these rules could potentially unlock significantly more borrowing capacity than the profit figure alone suggests.



Content is general information only and not personalised credit advice. Loan eligibility, rates, repayments, fees and lender policies vary and can change. Speak with a licensed broker for advice tailored to your situation.

11/10/2026

Would you buy this?

24/09/2026

Choosing interest-only repayments on a commercial loan doesn't always mean you're saving money, it often means you're delaying the cost.

Interest-only and principal-and-interest are the two main repayment structures available on commercial loans. With interest-only, your repayments are lower each month because you're not reducing the loan balance at all. With principal-and-interest, each repayment chips away at the debt, meaning you pay less interest overall across the life of the loan.

The catch with interest-only is that the rate is typically higher than a P&I rate, and most lenders cap the interest-only period at around five years on commercial lending. After that period ends, the loan reverts to P&I repayments, which can be noticeably higher than what you were paying before.

So which structure actually suits you comes down to your objectives. For investors, interest-only can potentially free up cash flow in the short term, which may make sense if that capital is being deployed elsewhere productively. For owner-occupiers who plan to hold the property long-term, P&I generally results in less total interest paid and starts building equity from day one.

A useful way to approach this conversation with your broker is to ask for a repayment comparison in a matrix format, showing both structures side by side across different loan terms, so you can see the actual dollar difference before making a decision.



Content is general information only and not personalised credit advice. Loan eligibility, rates, repayments, fees and lender policies vary and can change. Speak with a licensed broker for advice tailored to your situation.

22/09/2026

Regulatory changes that shut the door on SMSF residential property lending left many self-managed fund investors assuming commercial property was off the table too.

That assumption could be costing investors a significant opportunity. Commercial property, including your own business premises, can still potentially be purchased through an SMSF using a limited recourse borrowing arrangement. Depending on the location and property type, some lenders may offer up to 80% LVR on commercial purchases within an SMSF structure.

When assessing an SMSF commercial loan, lenders typically look closely at four key areas: the tenant occupying the property, the lease terms and remaining duration, the rental income being generated, and the property type itself. A long-term lease with a creditworthy tenant in a strong location generally presents a more favourable picture than a short-term arrangement in a secondary market.

One thing worth understanding is that yield alone does not paint the full picture. A commercial property returning 7% might look attractive on the surface, but the underlying risk profile, tenant quality, and lease structure could tell a very different story depending on your fund's specific objectives and risk tolerance.

Before moving forward, speaking with both your accountant and a financial planner is genuinely important here. SMSF lending is complex, and the right strategy for your fund depends on factors that go well beyond the property itself.



Content is general information only and not personalised credit advice. Loan eligibility, rates, repayments, fees and lender policies vary and can change. Speak with a licensed broker for advice tailored to your situation.

20/09/2026

Childcare centres are one of the few commercial property types where the lease terms can stretch to 20 years or longer, making them attractive to investors chasing long-term stability.

As a commercial asset, childcare centres operate differently to standard retail or office investments. The tenant typically runs a government-regulated business, which means rental income is often tied to an operator with real financial obligations and licensing requirements. In many cases, lenders may view this kind of tenant covenant more favourably than a standard retail lease, particularly when the operator has a strong track record.

The yield potential is another drawcard. Childcare centres can potentially generate net yields in the range of 5% to 7% depending on location, lease terms, and the quality of the operator. Unlike residential property, the tenant is generally responsible for outgoings like insurance and maintenance under a net lease structure, which can reduce the cost burden on the investor.

Childcare investment is a niche space, and having a broker who understands commercial lending policies for this asset class could potentially make a significant difference to what you can access.



Content is general information only and not personalised credit advice. Loan eligibility, rates, repayments, fees and lender policies vary and can change. Speak with a licensed broker for advice tailored to your situation.

17/09/2026

Tag a business owner who needs to see this

15/09/2026

One to keep in mind!

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Sydney, NSW
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