Commercial Real Estate Lenders in Australia [Directory]
Commercial Real Estate Lenders in Australia [Directory]
Finding the right commercial real estate lender can make or break a property transaction. The Australian market includes major banks, regional institutions, and private lenders—each with different appetites, pricing structures, and approval processes.
This directory provides an overview of commercial real estate lenders across Australia, organized by lender type, with insights into specializations and typical deal profiles. For businesses seeking commercial property finance solutions, understanding lender differences helps target appropriate funding sources.
đź“– Related Guide: This directory complements our Commercial Property Loans in Australia: Complete Guide, which covers commercial lending structures, requirements, and processes in detail.
At a Glance
- Major banks dominate commercial lending but require strong serviceability, pristine credit, and longer approval timeframes
- Regional banks offer more flexible criteria and relationship-based lending for mid-market deals
- Private lenders specialize in complex scenarios, short-term facilities, and situations where banks won't lend
- Non-bank lenders bridge the gap between banks and private capital with competitive rates and pragmatic credit
- Lender selection should match your deal type, timeline, and risk profile—not just the lowest advertised rate
Who This Is For
This directory is for property investors, developers, business owners, and finance professionals seeking commercial real estate funding in Australia. You may be acquiring office buildings, industrial warehouses, retail premises, or mixed-use assets. You may need acquisition finance, refinancing solutions, or development funding.
This is commercial lending only—no consumer credit or residential home loans. Borrowers require appropriate business structures (company, trust, or SMSF) and seek property-backed business finance.
Major Bank Lenders
Australia's major banks control the largest share of commercial property lending. They offer competitive rates for low-risk deals but impose strict serviceability requirements and lengthy approval processes.
Commonwealth Bank (CBA)
CBA Commercial provides commercial property finance across all asset classes. Strength in office and retail assets with established tenancies. Typical LVR up to 65-70% for investment property, higher for owner-occupied business premises.
Approval timeframes typically 4-8 weeks for standard deals. Strong preference for borrowers with existing banking relationships and clean credit histories.
Westpac
Westpac Business Banking serves commercial property investors and owner-occupiers nationwide. Competitive on industrial and logistics assets. Standard LVR caps at 65-70% depending on asset quality and tenant profile.
Requires comprehensive business financials and property income documentation. Best suited for borrowers with established track records and strong serviceability margins.
ANZ
ANZ Commercial offers property finance for acquisition, refinance, and construction scenarios. Active in CBD office markets and regional commercial centers. Typical LVR 60-70% based on security type and borrower strength.
Known for relationship-based lending with established clients. Approval process requires detailed documentation and can extend 6-10 weeks for complex transactions.
NAB
NAB Business Banking provides commercial property loans across metropolitan and regional markets. Strength in healthcare, professional services, and hospitality property. LVR generally 60-70% for investment assets.
Strong focus on business performance metrics and rental income quality. Timeline expectations similar to other majors—allow 6-8 weeks minimum.
Regional and Mid-Tier Banks
Regional banks often provide more flexible credit policies and faster decisions than the majors. They're particularly strong in their home states and with mid-market borrowers.
Bank of Queensland (BOQ)
BOQ Commercial Finance offers competitive rates for Queensland and national commercial property deals. Strong in industrial, retail, and mixed-use assets. LVR up to 70% for quality security.
Known for pragmatic credit assessment and relationship lending. Approval timeframes typically 3-6 weeks, faster than majors for straightforward scenarios.
Bendigo and Adelaide Bank
Bendigo Business Banking serves regional and metropolitan commercial property markets. Active in Victoria, South Australia, and expanding nationally. Typical LVR 60-70% depending on asset type.
Relationship-focused approach with hands-on service. Good option for borrowers seeking personalized attention and regional market expertise.
Suncorp Bank
Suncorp Commercial offers property finance across Queensland and national markets. Strength in professional services, medical, and owner-occupied business premises. LVR generally 65-70% for investment assets.
Known for responsive service and competitive pricing on mid-market deals. Approval process typically 4-6 weeks for standard transactions.
Non-Bank Commercial Lenders
Non-bank lenders fill the gap between major banks and private capital. They offer competitive rates with more flexible credit criteria and faster approvals.
Thinktank
Thinktank specializes in commercial and SMSF property lending. Strong in industrial, office, and retail assets across metropolitan markets. LVR up to 75% for quality commercial property.
Known for pragmatic credit assessment and faster turnaround than banks. Typical approval 2-4 weeks. Good option when bank serviceability is tight but the deal makes commercial sense.
La Trobe Financial
La Trobe Financial provides commercial property loans for acquisition, refinance, and development scenarios. Active across all asset classes with LVR up to 70-75% depending on security quality.
Offers alternative documentation pathways for self-employed borrowers and complex income structures. Approval timeframes typically 3-5 weeks.
Pepper Money
Pepper Commercial serves borrowers who don't fit traditional bank criteria. Strength in complex income scenarios, credit-impaired borrowers, and short-lease commercial assets. LVR up to 75% for strong security.
Known for pragmatic credit policy and experience with non-standard deals. Typical approval 3-4 weeks once documentation is complete.
Qualitas
Qualitas provides senior and mezzanine debt for commercial property and development projects. Active in office, industrial, retail, and residential development. LVR varies by deal structure—senior debt typically 60-70%, mezzanine can extend to 80%+ when combined.
Focus on institutional-grade assets and experienced sponsors. Approval process more detailed than non-banks but faster than majors—typically 4-6 weeks.
Private Lenders
Private lenders specialize in time-sensitive deals, complex scenarios, and situations where traditional lenders can't or won't participate. Expect higher rates but faster decisions and more flexible structures.
Emet Capital
Emet Capital provides commercial property finance including first and second mortgages, bridging finance, and caveat loans. Active across all Australian capital cities and regional centers. LVR up to 70-75% first position, combined LVR to 80%+ in second position scenarios.
Specialization in time-sensitive transactions, refinance deadlines, auction settlements, and complex ownership structures. Typical approval 24-72 hours with settlement possible within days when documentation permits.
Private Capital Network Lenders
A broad category including family offices, high-net-worth individuals, and boutique lending funds. These lenders operate across different niches—some focus on development finance, others on distressed assets, some on specific property types or geographic markets.
Rates, terms, and LVR vary significantly by lender and deal. Typical structure involves broker introduction, quick initial assessment, and flexible documentation requirements. Settlement timeframes can range from days to weeks depending on complexity.
Specialty Commercial Lenders
Certain lenders focus on specific niches within commercial real estate lending.
SMSF Lenders
Lenders like Thinktank, La Trobe Financial, and Liberty Financial specialize in SMSF property loans. These facilities require specific structures to comply with superannuation rules including limited recourse borrowing arrangements (LRBA).
LVR typically capped at 70-80% depending on asset type. Approval process focuses on trust deed compliance, fund liquidity, and property income quality.
Development Finance Specialists
Lenders like Qualitas, Maxim Capital, and various private funds focus on development and construction finance. They provide funding across residential subdivision, commercial development, and mixed-use projects.
Typical structure includes land acquisition, construction drawdowns, and exit via refinance or sale. LVR varies by project stage and sponsor experience—commonly 60-70% of total project costs.
Mezzanine and Subordinated Debt
Mezzanine lenders like Qualitas, Aura Group, and private debt funds provide subordinated debt to increase overall leverage. This sits behind senior debt in the capital stack with higher pricing to reflect increased risk.
Common in development projects and portfolio refinancing where senior debt alone doesn't provide sufficient capital. Mezzanine can extend combined LVR to 80-90% depending on deal strength.
When to Use Bank vs Non-Bank vs Private
Choose major banks when:
- You have strong credit, clean financials, and proven serviceability
- The property has long-lease tenants and stable income
- You can afford 6-12 weeks for approval and settlement
- Rate minimization is the primary objective
Choose regional/non-bank lenders when:
- You need faster decisions than majors can provide (3-5 weeks)
- Your income structure doesn't fit standard bank policies
- The property has shorter leases or non-traditional tenants
- You value relationship-based service and flexible credit assessment
Choose private lenders when:
- Time is critical—days to weeks, not months
- The deal doesn't fit traditional lending criteria
- You need second mortgage or subordinated debt structures
- Exit strategy is clear but timing doesn't suit bank processes
For time-sensitive commercial transactions, bridging finance may provide appropriate short-term solutions while permanent funding arrangements finalize.
How to Choose the Right Lender
Start with your deal constraints and requirements. Time-sensitive transactions rule out banks immediately. Complex ownership structures or credit issues narrow the field to non-banks and private capital.
Next, consider your risk tolerance and cost sensitivity. Bank rates are lowest but come with rigid criteria and slow processes. Private rates are highest but provide speed and flexibility when timing matters more than cost. Learn more about private lending structures and scenarios.
Match lender specialization to your asset type and transaction structure. Industrial assets may suit certain non-banks better than others. Development finance requires lenders experienced in construction drawdowns and project risk. Explore development finance structures and requirements.
Finally, work with experienced commercial finance brokers who maintain relationships across multiple lender types. They can quickly identify which lenders are actively writing business in your market segment and structure applications to maximize approval probability.
Lender Credit Criteria Comparison
Different lenders assess commercial property deals using different frameworks. Understanding these differences helps target the right lender from the start.
Major banks focus on:
- Borrower serviceability through business cash flow and rental income
- Property quality including tenant profile, lease terms, and location
- Personal guarantor strength and clean credit history
- Comprehensive financial documentation and audit trails
Non-bank lenders prioritize:
- Property security value and exit pathway clarity
- Rental income coverage with more flexible serviceability ratios
- Pragmatic approach to credit blemishes and non-traditional income
- Faster document turnaround with abbreviated disclosure requirements
Private lenders emphasize:
- Security quality and conservative LVR positioning
- Clear, credible exit strategy within defined timeframe
- Borrower motivation and deal rationale
- Legal readiness and ability to settle quickly when required
Geographic Coverage and Market Presence
Most major and non-bank lenders operate nationally but maintain stronger market presence in certain cities. Sydney and Melbourne dominate commercial lending volume with deepest lender participation. Brisbane, Perth, Adelaide, and regional centers see more selective lender engagement.
Major banks lend across all markets but apply stricter criteria to regional assets and smaller cities. Non-banks often have geographic preferences based on valuation panel coverage and local market knowledge. Private lenders can be more geographically agnostic provided security quality justifies the risk.
Understanding which lenders are active in your market segment prevents wasted application effort and accelerates approval timelines.
Working With Lenders Directly vs Brokers
Borrowers can approach lenders directly or engage commercial finance brokers. Direct relationships work well when you have existing banking arrangements and straightforward deals. Brokers add value when transactions involve complexity, tight timelines, or credit challenges.
Brokers maintain relationships across multiple lender types and understand current credit appetites. They can structure applications to highlight strengths and address weaknesses before submission. This pre-qualification work often means the difference between approval and decline.
Broker fees are typically paid by lenders on successful settlement, though some complex scenarios may involve borrower fees. Clarify fee structures upfront before engaging any broker or lender.
Application Process and Timelines
Major banks:
- Initial inquiry and high-level assessment (1-2 weeks)
- Formal application submission with full documentation (2-3 weeks)
- Credit review, valuation, and legal assessment (2-4 weeks)
- Formal approval and documentation (1-2 weeks)
- Settlement (1-2 weeks after signing)
Total timeline: 6-12 weeks minimum
Non-bank lenders:
- Initial assessment and indicative terms (3-5 days)
- Formal application and supporting documents (1-2 weeks)
- Credit approval and valuation (1-2 weeks)
- Documentation and settlement (1 week)
Total timeline: 3-5 weeks
Private lenders:
- Initial assessment and term sheet (24-72 hours)
- Due diligence and valuation (3-7 days)
- Final approval and documentation (2-5 days)
- Settlement (1-3 days when legally ready)
Total timeline: 1-3 weeks, faster when urgency justified
Documentation Requirements
All commercial lenders require core documentation:
- Property details including current valuation or recent sale evidence
- Lease agreements and tenant financial strength evidence
- Borrower financials including business tax returns and management accounts
- Personal financial statements from guarantors
- Company/trust documents and authorizing resolutions
Banks require the most comprehensive disclosure with audited financials preferred for larger deals. Non-banks accept abbreviated financials and self-certified income for certain scenarios. Private lenders focus on security documentation and clear exit pathway evidence with flexible income verification.
Interest Rates and Pricing
Commercial property lending rates vary significantly by lender type, asset quality, and borrower strength.
Major bank indicative ranges:
- Prime commercial property: 5.5-7.5% p.a.
- Standard commercial assets: 6.5-8.5% p.a.
- Higher risk or lower LVR: 7.5-9.5% p.a.
Non-bank lender ranges:
- Quality commercial property: 7.5-9.5% p.a.
- Standard scenarios: 8.5-11.5% p.a.
- Complex or higher LVR: 10.5-13.5% p.a.
Private lender ranges:
- First mortgage bridging: 9.5-14% p.a.
- Second mortgage facilities: 12-18% p.a.
- Short-term urgent finance: 14-20% p.a.
These are indicative only. Actual pricing depends on specific deal characteristics, current market conditions, and negotiated terms.
Fees and Costs
Beyond interest rates, commercial property loans involve various fees:
Application and establishment fees:
- Major banks: 0.5-1% of loan amount
- Non-banks: 1-2% of loan amount
- Private lenders: 1.5-3% of loan amount, sometimes higher for complex deals
Valuation costs:
- Standard commercial property: $2,000-$5,000
- Large or complex assets: $5,000-5,000+
- Multiple security properties increase total valuation costs
Legal fees:
- Borrower legal costs: $2,000-$8,000 depending on complexity
- Lender legal costs (often borrower pays): ,500-$5,000
Ongoing fees:
- Annual review fees: $500-$2,000
- Line fees (for facilities not fully drawn): 0.5-1.5% p.a. on undrawn amount
- Early repayment fees vary by lender—some charge break costs, others have fixed penalties
Key Takeaways
- Australian commercial property lending includes major banks, regional banks, non-banks, and private lenders—each serving different markets
- Major banks offer lowest rates but strictest criteria and longest timeframes
- Non-bank lenders bridge the gap with competitive pricing and pragmatic credit assessment
- Private lenders specialize in speed, complexity, and situations where traditional lenders won't participate
- Lender selection should match your specific deal requirements, timeline, and risk profile
- Working with experienced commercial finance brokers accelerates approval and improves outcome quality
How to Use This Directory
Start by identifying your primary constraints: timeline, credit situation, asset type, and transaction complexity. This immediately narrows potential lenders.
Next, consider whether you need relationship-based service (regional banks), maximum flexibility (non-banks), or absolute speed (private lenders). Match these requirements to lender strengths.
Finally, engage with lenders or brokers who specialize in your deal profile. Targeted applications to suitable lenders produce better results than scattergun approaches across multiple unsuitable options.
FAQs
Can I get commercial property finance with imperfect credit?
Non-bank and private lenders regularly work with borrowers who have credit issues, provided security quality and exit strategy remain strong. Major banks are less flexible with credit history but may approve deals with minor blemishes if other factors are strong.
How do I know which lender type is right for my deal?
Start with your primary constraint. If time is critical, private lenders make sense. If rate minimization matters most and you have 8-12 weeks, explore major banks. If you need balance between speed and cost, non-banks often provide the optimal solution.
Do all lenders operate nationally or only in certain states?
Major banks and large non-banks lend nationally. Some regional lenders focus on their home states but many now operate Australia-wide. Private lenders can be geographically selective based on their valuation and legal networks.
What's the typical LVR limit for commercial property loans?
Major banks typically cap at 65-70% LVR. Non-banks may extend to 75-80% for quality assets. Private lenders in first position commonly lend to 70-75% LVR, while second mortgage positions can push combined LVR higher depending on total equity position.
How long does commercial property loan approval take?
Major banks require 6-12 weeks minimum. Non-banks typically deliver decisions in 3-5 weeks. Private lenders can approve within 24-72 hours when documentation permits, with settlement possible in days to weeks depending on legal readiness.
Can I use bridging finance while waiting for bank approval?
Yes. Bridging finance from private lenders can secure transactions while bank facilities are approved, or provide short-term funding between sale and purchase settlement dates. This is common when timing doesn't align with traditional bank processes. Read our complete bridging finance guide for detailed scenarios and requirements.
What happens if multiple properties secure the loan?
Most lenders accept multiple properties as security, particularly when a single asset doesn't provide sufficient equity. This may involve cross-collateralization where all properties secure the full debt amount. Legal and documentation complexity increases with multiple securities.
Related Guides
This article is for informational purposes only and does not constitute financial advice. Emet Capital provides commercial lending solutions to eligible business borrowers. Please consult a licensed financial adviser before making any financial decisions.