Commercial property finance, business lending, working capital and asset finance — structured by brokers who actually understand the deals. We move large transactions across major banks, second-tier lenders and private credit.
Finance that matches how your business actually operates
Commercial deals don't fit neatly into a residential lending box. Your income comes from multiple entities, your assets sit across trusts and companies, your tax structure is intentionally complex, and your lender needs to actually read your financials — not just feed them into a serviceability calculator.
We've been arranging commercial finance for Melbourne business owners and property investors since 2001. We understand commercial valuations, lease covenants, tenant covenants, vacancy stress-testing and the difference between a bank that says yes on paper and one that delivers on settlement.
We work across major bank commercial divisions, second-tier commercial lenders, non-bank commercial financiers and private credit funds — so the right capital provider is matched to the right transaction.
Commercial mortgage broker Melbourne
A commercial mortgage broker Melbourne businesses can deal with directly
A commercial mortgage is a loan secured against property used for business or investment purposes rather than as a home — offices, retail premises, warehouses, industrial sites and mixed-use buildings all fall under commercial property loans. As a commercial mortgage broker Melbourne businesses deal with directly, we put these deals in front of the lenders most likely to say yes on workable terms, rather than the first bank that answers the phone.
Whether you need a commercial loan Melbourne-wide for an owner-occupied premises, a commercial property loan to add to your portfolio, or commercial residential lending that blends a business purpose with a residential security, we structure the application around your financials, lease and entity structure before it ever reaches a lender's desk. As a commercial finance Melbourne brokerage working across major bank commercial divisions, second-tier lenders and private credit, we act as your commercial loan broker from first enquiry through to settlement — so you're not limited to whatever one institution is prepared to offer.
What we finance
Commercial deals we structure regularly
Commercial property finance
Office, retail, industrial, warehousing and mixed-use commercial property purchases. Up to 70% LVR with bank lenders; higher available through specialist commercial financiers.
Development & construction
Multi-unit residential, townhouse, apartment and mixed-use development finance from $1M through $100M+. Development finance →
Refinance & equity release
Refinance existing commercial debt to better terms, release equity for business growth or new acquisitions, or restructure from a hostile lender to a relationship one.
Business lending & working capital
Unsecured and secured business loans, overdraft facilities, debtor finance, trade finance and lines of credit for cash flow management.
Asset & equipment finance
Vehicle finance (light commercial through to heavy plant), specialised equipment, fit-outs, IT infrastructure and yellow goods. Lease, chattel mortgage and hire purchase.
Private credit & PE-backed debt
For deals that don't fit traditional bank credit appetite — short-term bridging, distressed asset acquisition, complex structures and high-leverage transactions.
Across Melbourne
Commercial property loans across Melbourne's suburbs
Commercial lending criteria shift depending on where the property sits, so local context matters. We arrange commercial property loans for Melbourne CBD office and retail strata titles, owner-occupied and investment premises in Toorak and Camberwell, warehouse and light industrial sites around Collingwood, and retail and medical premises along Box Hill's commercial strips — matching each deal to lenders who understand that area's tenant demand, zoning and vacancy profile.
Wherever the security property sits across greater Melbourne, the process is the same: we assess the deal and the location on its merits, shortlist the lenders genuinely suited to that property type and area, then negotiate valuation, terms and covenants on your behalf.
How we structure
The commercial broking process
01
Deal review
We sit down with the deal, financials, tenant covenants and your broader corporate structure. We identify red flags before any lender sees the file.
02
Lender shortlist
We approach two or three lenders most likely to deliver the right terms on the deal as structured. We control which lenders see what, and when.
03
Term sheet & negotiation
We negotiate term sheets, security positions, covenants and rate. For larger files this is where the real value is created — we routinely save clients 50–150bps on commercial deals.
04
Settlement & ongoing
We project-manage to settlement and stay involved through the life of the facility — refinance reviews, covenant compliance, top-ups and restructures.
Commercial mortgage refinancing
When to refinance your commercial mortgage
Commercial mortgage refinancing is worth reviewing whenever your facility approaches its periodic review date, your business has outgrown the structure the original loan was written for, or the relationship with your current lender has stopped being a relationship at all. Because most commercial facilities run on 1–5 year terms rather than the life of the loan, a commercial property refinance is a routine part of owning commercial real estate — not a sign something has gone wrong.
The most common triggers we see for a commercial loan refinance are an upcoming facility expiry, an improved tenant covenant or vacancy position that now supports better terms, a need to release equity for a further acquisition, or a lender that's simply stopped being competitive. We review the existing facility, benchmark it against our current commercial lender panel, and manage the commercial real estate refinance end-to-end so you move to better terms without disrupting trading or tenancies.
Client stories
Real outcomes for real clients
★★★★★
"The team made what felt like a daunting process completely manageable. We secured a rate the bank wouldn't touch directly and were in our first home eight weeks later."
SM
Sarah & Tom M.First home buyers · Brunswick VIC
★★★★★
"After years of being told no by the majors for our self-employed structure, MortgageHQ found a solution. Approval came within a fortnight and on competitive terms."
JR
James R.Self-employed · South Yarra VIC
★★★★★
"We refinanced our commercial property and unlocked equity for a second purchase — they structured the whole deal across two lenders. Saved us hundreds of basis points."
DK
Diana K.Commercial investor · Hawthorn VIC
Answers
Commercial lending — frequently asked questions
How much can I borrow against a commercial property?
Standard commercial LVR is 60–70% with major bank lenders, sometimes 75% with specialist commercial lenders. Owner-occupied commercial premises (you run your business from the property) often attract higher LVRs and better rates than tenanted investment commercial.
What's the typical loan term for commercial property finance?
Commercial loan terms are shorter than residential — most facilities are 1–5 years with periodic review and refinancing, though amortisation can be over 15–25 years. Some lenders offer 10–15 year terms for owner-occupied commercial property. Always read the review clauses carefully.
Can I get interest-only on a commercial loan?
Yes — interest-only is far more common in commercial than in residential lending. Most commercial investment loans operate interest-only for the term length (typically 1–5 years) before refinancing. Owner-occupied commercial often allows 5+ years interest-only with major banks.
Will banks accept my company financials if my business is new?
It depends on the lender. Most major banks want to see 2 years of business financials; some specialist commercial lenders will accept 12 months trading plus business plan and forecasts. For very new businesses with strong assets, asset-backed lending or low-doc commercial pathways are also available.
What's the difference between residential investment loans and commercial?
Commercial property is anything zoned commercial — offices, retail, warehouses, factories. It's assessed on different metrics (tenant covenant, yield, vacancy risk), has higher rates than residential, lower LVR limits, and is generally interest-only with shorter terms. Residential investment property (houses and apartments leased to tenants) is still assessed against residential lending criteria.
Can MortgageHQ help with development finance?
Yes — we have a dedicated development finance practice. We structure deals from $1M townhouse subdivisions through to $100M+ multi-stage apartment developments. See our development finance page for details on senior debt, mezzanine, and stretch senior structures.
What is a business mortgage?
A business mortgage — more commonly called a commercial mortgage in Australia — is a loan secured against property used for business purposes, such as an office, shop, warehouse or factory. It is assessed differently to a home loan: the lender looks at the property's zoning, lease and tenant covenant alongside your business financials. Standard commercial LVR is 60–70% with major bank lenders, and most facilities run on a 1–5 year term with repayments amortised over 15–25 years. Contact us for competitive pricing on your specific transaction. We also arrange refinancing for existing commercial mortgages as facility terms and rates change — see our refinancing page for options as your review date approaches.
Can a business get a mortgage?
Yes — a business can take out a mortgage, and it is one of the most common commercial transactions we arrange. The borrower is usually the company, trust or partnership that operates or owns the property, with directors commonly providing personal guarantees. Most major banks want to see two years of business financials, while some specialist commercial lenders will accept 12 months trading plus a business plan and forecasts. We have been arranging commercial finance for Melbourne business owners since 2001, so talk to us about how your structure is likely to be assessed.
How do I compare business loan rates across lenders?
The most reliable way to compare business loan rates is to have a broker put your actual deal in front of multiple lenders, because advertised commercial rates rarely reflect what a lender will price for your structure, security and risk profile. We review the deal and financials first, shortlist the two or three lenders most likely to deliver the right terms, then negotiate term sheets, security positions, covenants and rate on your behalf. That runs across a 60+ lender panel including major banks, second-tier commercial lenders, non-bank financiers and private credit funds. Contact us for competitive pricing based on your business and the property involved.
What are commercial mortgages?
Commercial mortgages are loans secured against property used for business or investment purposes — offices, retail premises, warehouses, industrial sites and mixed-use buildings — rather than as a home. They're assessed differently to a home loan, with lenders weighing tenant covenant, lease terms and vacancy risk alongside the usual financials, and they typically carry LVRs of 60–70% with major banks and shorter 1–5 year facility terms. We match each deal to lenders across major banks, second-tier lenders and private credit who understand that property type.
Get in touch
Let's start the conversation
No obligation. Completely confidential. We'll respond within one business day to set up a no-pressure initial chat about your goals and the lending options available to you.
Tell us a little about your situation and we'll be in touch within one business day. No obligation, completely confidential.
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Tell us about your situation — first home, refinance, commercial, SMSF or anything in between. We'll find the right structure across 60+ lenders. No obligation, completely confidential.
The information on this website is general in nature and does not constitute financial, legal or taxation advice. Lending criteria, interest rates and product availability are subject to change and vary between lenders. Individual circumstances affect loan eligibility and terms. We recommend seeking independent financial and tax advice before making any borrowing decisions. Credit subject to lender approval. Mortgage HQ Pty Ltd is Credit Representative 391662 of Australian Finance Group Ltd, Australian Credit Licence 389087.
