Property Finance Fast, Flexible Lending for Real Scenarios
Whether purchasing, refinancing, or bridging, we provide private lending solutions that banks can’t — tailored to your timeframe, documentation, and property type.
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What Is Property Finance?
Property finance refers to the funds used to purchase, refinance, or leverage the equity in real estate whether it’s residential, commercial, or mixed-use. It’s the backbone of countless ventures, from first-home buyers to seasoned developers and business owners unlocking capital from existing property.
In a market that moves fast, conventional lenders often lag behind. That’s where private and non-bank lending steps in offering speed, flexibility, and tailored solutions that banks simply can’t.
Common Use Cases:
- Property Purchases – Buying a new residential or commercial asset.
- Refinancing – Replacing an existing loan with better terms or new structure.
- Equity Release – Unlocking capital from an owned property for investment or business use.
- Second Mortgages – Accessing funds without breaking existing finance.
- Bridging Loans – Managing timing gaps between buying and selling.
Why Traditional Banks Fall Short
Traditional lenders are built to minimise risk but in doing so, they often over-correct. Even strong borrowers are declined due to:
- Incomplete or out-of-date financials.
- Unconventional income structures (common with self-employed clients).
- Time-sensitive scenarios that don't fit rigid approval processes.
- Asset-rich but cash-flow-light situations.
Their “one-size-fits-all” approach leaves countless opportunities on the table.
The Rise of Private Lending
Private lenders exist to fill that gap providing funding when banks can’t or won’t. This sector has grown rapidly in Australia, especially in commercial and bridging finance, where timing, structure, and access to equity matter more than ticking boxes.
Key advantages of private lending:
- Faster Turnarounds – Often within 3–10 business days.
- Flexible Documentation – Full doc, low doc, lease doc, or no doc options available.
- Custom Structuring – Loans built around the deal, not policy.
- Higher Leverage Options – Including second mortgages behind existing bank debt.
Growing Demand in the Market
With major banks retreating from higher-risk or more complex lending, borrowers are turning to private lending in record numbers. Developers need capital to acquire sites and fund construction. Business owners need fast liquidity. And investors need tailored finance that works with their broader strategy not against it.
Private property finance isn’t just a backup plan. For many, it’s become the preferred first step.
Why Borrowers Choose Private Lending
When traditional lenders say no, private lenders step in — with faster approvals, flexible structures, and a solutions-first mindset.
When Banks Decline, We Step In
Many borrowers are turned away by banks due to:
- Poor or non-standard credit histories.
- Incomplete or recently restructured financials.
- Self-employed or asset-rich/income-light profiles.
- Non-conforming structures involving trusts, SMSFs, or offshore entities.
These borrowers often have viable deals just not ones that “fit the box.” Private lenders understand this and work differently.
Speed Matters in Property Finance
Time is often the real currency in property deals. Whether it’s an urgent settlement, a bridging requirement, or a refinance to avoid default, speed makes the difference.
Private lenders can often:
- Settle in as little as 3–5 business days.
- Issue approvals based on real-world merit, not just paperwork.
- Use desktop or no-valuation options when LVRs allow.
Tailored Loan Structuring
Private lenders don’t follow policy they follow logic. That means:
- Interest-only or capitalised interest options.
- Flexible repayment terms.
- Custom exit strategies.
- Ability to structure first or second mortgages, even behind bank debt.
Each loan is built around the borrower’s needs not the bank’s constraints.
Flexible Documentation Options
Whether you’re a business owner in the middle of a restructure or an investor between projects, not everyone has perfect documents ready. That’s why private lending accepts:
- Full Doc – Standard tax returns and financials.
- Lease Doc – Rental income-based servicing.
- Low Doc – Accountant declarations, BAS statements.
- No Doc – Asset-based lending with no income verification.
Our approach is simple clear terms, predictable costs, and complete transparency throughout the process.
Residential, Commercial, and Everything In Between
- Private property finance spans:
- Residential homes and apartments.
- Commercial real estate.
- Industrial and mixed-use property.
- Vacant land or rural sites.
It’s used by:
- Developers acquiring or refinancing sites.
- Business owners unlocking equity.
- Investors needing liquidity.
- Homeowners bridging the gap between purchases.
- Brokers with complex or time-sensitive client scenarios.
Loan Types We Offer
Every property transaction is different and so are the funding requirements behind it. Whether you’re purchasing, refinancing, or unlocking equity, we offer a range of private and non-bank lending solutions designed to move quickly and adapt to your needs.
Our property finance products cover both owner-occupied and investment properties, across residential, commercial, and mixed-use assets.
Our job is to structure the right solution, find the right lender, and make it happen fast.
First vs Second Mortgages
When clients need capital but don’t want to disturb their existing loan or simply can’t a second mortgage can be the most strategic solution. Unlike traditional refinancing, second mortgages let you retain your current facility while unlocking extra funds against the same property.
When a Second Mortgage Makes More Sense
Banks are slow to refinance, and even slower to allow equity release for non-conventional purposes. If you’ve got a loan with a major bank and don’t want to lose your low interest rate or disturb your structure, a second mortgage gives you flexibility without the hassle.
You might choose a second mortgage over refinancing when:
- You have a favourable existing rate with your bank.
- Your bank won’t approve the cash-out you need.
- You need fast funds for urgent expenses or short-term opportunities.
- You don’t want to reset your primary loan term or incur discharge fees.
How We Secure Second Mortgage Funding Behind Major Banks
Not all lenders are comfortable sitting behind a first mortgagee but we know the ones that are.
We work with specialist private and non-bank lenders who are experienced in structuring second mortgages behind the major banks, even where serviceability is limited or documentation is low.
Our process:
- Assess the available equity based on current valuation.
- Engage a lender comfortable with second position security.
- Negotiate terms that work with your existing facility (LVR, interest type, term).
- Ensure seamless structuring and settlement without triggering any breach of first mortgage terms.
This is where our deal structuring experience comes in we know how to present the deal and protect all parties.
Typical Use Cases for Second Mortgages
Second mortgages are most often used to access equity without refinancing the primary loan. The use of funds is often business or investment-related, and speed is usually essential.
Common scenarios include:
- Working capital for business growth or operations.
- Paying ATO debts or settling creditor claims.
- Investing in new ventures or time-sensitive opportunities.
- Supporting property development or renovation.
- Bridging short-term liquidity gaps while waiting for a future event (e.g. sale, refinance, funding round).
With a second mortgage, you keep your current loan in place and get the extra capital you need, fast.
If you’ve got equity tied up and a bank that won’t budge, we can help.
Who We Help
From Investors to Owner-Occupiers
Our clients come from all walks of the property world but they all share one thing in common: they need funding that actually works in the real world. Whether you’re scaling, pivoting, or simply need fast answers, we build financial solutions that get deals done.
Investors Looking to Refinance or Unlock Equity
For those with equity tied up in property especially if the banks have said no we provide clear, fast pathways to cash-out, refinance, or restructure.
Developers Needing Bridging or Second Mortgages
When timelines shift or capital requirements increase, we deliver solutions that major lenders can’t. Our private-backed funding gets developers the leverage and liquidity they need even mid-project.
Time-Poor Professionals Looking for a Fast Close
Business owners, high-income earners, and self-employed clients often don’t have time to jump through banking hoops. We streamline the process and move fast without compromising on structure or compliance.
Clients Rejected by Banks
Whether it’s due to inconsistent income, an imperfect credit file, or a tight deadline, traditional lenders often decline good borrowers for bad reasons. That’s where we come in.
Mortgage Brokers Needing Flexible, Private-Backed Solutions
We’re the partner brokers call when their clients are stuck. Our access to non-bank and private lenders means we can structure deals that traditional aggregators can’t support giving you more ways to say yes.
Full Doc, Lease Doc, Low Doc & No Doc Options
No two borrowers are the same and neither are their paperwork trails. Whether you’re a salaried employee with full financials or a time-poor business owner with limited documentation, we offer tailored lending pathways that align with your reality.
From comprehensive financial packages to no-doc, asset-backed solutions, our role is to match you with lenders who can work with what you’ve got not penalise you for what you don’t.
Full Doc Loans
For borrowers with traditional income verification
This is the most common route for applicants who can provide a full suite of supporting documentation. If you have all your paperwork in order, full doc loans open the door to:
- The most competitive interest rates.
- Access to the widest pool of lenders.
- Higher loan amounts and LVRs.
- Longer loan terms and flexible repayment options.
Typically required:
- Latest individual and/or business tax returns.
- Two years of financial statements.
- ATO Income Tax Portals.
- PAYG clients: Payslips, group certificates, and employment letters
Full doc loans are ideal for PAYG employees, high-income professionals, or established businesses with up-to-date accounting.
Lease Doc Loans
For investors leveraging commercial rental income
Lease doc loans allow you to borrow against the strength of your lease agreement — not your personal financials.
- Suitable for commercial property investors.
- Loan servicing is based on the net rental income generated by the property.
- Often no need for business financials or tax returns.
- Fast approval when you have a long-term lease in place with a quality tenant.
If your property is tenanted and generating consistent income, this option allows for simplified application processes especially beneficial for SMSFs and commercial landlords.
Low Doc Loans
For self-employed borrowers and small business owners
Low doc loans are built for entrepreneurs, contractors, and SME operators who may not have formal financials prepared but can still demonstrate serviceability through alternate methods.
- No need for full tax returns or audited accounts
- Accepted documentation includes:
- Accountant declarations
- Business Activity Statements (BAS)
- Bank statements showing consistent income
Lenders understand that not every business owner has time to prepare detailed accounts, especially when deals are moving fast. We work with lenders who offer common-sense lending to those who fall outside the bank’s definition of ‘standard’.
No Doc Loans
When asset strength matters more than income history
No doc loans are ideal for borrowers with poor credit, urgent timeframes, or non-conventional situations where proof of income isn’t available or relevant.
- Common in short-term, asset-backed lending.
- Loan decisions based on property value, LVR, and exit strategy.
- Often used for bridging finance, urgent business use, or tax debt settlements.
- Faster turnarounds funding can be arranged in as little as 48–72 hours.
Key notes:
- LVRs are typically more conservative (e.g., 50–65%).
- Interest rates are higher due to reduced documentation and increased risk.
- Often used in conjunction with second mortgages or caveat loans.
Matching Your Situation With the Right Lender
Whether you’re a salaried employee with a clean credit history or a business owner navigating cash flow dips, there’s a funding path available.
At Balmoral Finance, we don’t just submit paperwork we strategically place your deal with lenders who align with your documentation profile. Our access to non-bank and private lenders means we can secure approvals when others can’t.
We structure loans around reality.
Common Use Cases for Property Finance
Property finance isn’t just about buying a building it’s about unlocking opportunity, resolving urgent challenges, and keeping momentum in your financial journey. Whether you’re a developer, investor, or business owner, our private lending solutions provide the speed and flexibility banks often can’t match.
Matching Your Situation With the Right Lender
When capital is tied up in your property, a quick refinance can unlock liquidity for strategic use — without needing to sell. Whether you’re expanding your portfolio, funding renovations, or need cash for another investment, we offer refinancing solutions that don’t get stuck in red tape.
- Access equity tied up in appreciating assets.
- Replace outdated or restrictive loan terms.
- Use funds for growth, not just debt consolidation
Urgent Bridging Loan While a Sale Is Pending
Bridging finance fills the gap between purchase and sale especially when timelines are tight and banks are too slow. We structure short-term, interest-only loans to give you breathing room during transitions.
- Settle on a new property before your current one sells.
- Avoid losing a purchase due to delayed funding.
- Available for both residential and commercial transitions.
Debt Consolidation Including ATO and Credit Card Debt
When debt piles up across multiple sources, we help streamline it into one manageable facility — including tax arrears or legacy liabilities.
- Consolidate multiple high-interest debts.
- Satisfy ATO demands quickly to avoid legal action.
- Improve cash flow and simplify repayments.
Equity Release for Business Investment
Your property can fund more than just renovations — it can fund your next business move. Whether it’s inventory, staffing, equipment, or a new opportunity, we help business owners leverage their equity without jumping through hoops.
- Non-bank lenders comfortable with low-doc or asset-based scenarios.
- Second mortgage or cash-out options available.
- Ideal for fast-moving entrepreneurs.
Unlocking Dormant Value in Property
You don’t need to sell to realise the value of your property. Whether you’re sitting on unused land, a low-LVR asset, or a recently rezoned block — we can help monetise your position.
- Tap into equity that banks overlook.
- Use funds for investment, development, or restructuring.
- Suits borrowers with unconventional ownership structures.
Developer Funding for Site Acquisition or Pre-Construction
Developers often struggle to get funding approved pre-DA or pre-sale. We work with private lenders who understand the true value of the project, not just what’s on paper today.
- Site acquisition loans (pre-DA or with minimal presales).
- Funding based on land value, concept plans, or feasibility
- Quick settlements so you don’t lose your site to a faster buyer
Real Clients. Real Outcomes.
Every one of these scenarios is based on real clients we’ve helped. When others say “no,” we find a way forward. Whether you’re stuck in bank delays or facing a time-critical opportunity, our team moves fast, gets creative, and delivers — without the bureaucratic friction.
What Private Lenders Offer That Banks Don’t
Private lending exists because banks too often say “no” not because the deal doesn’t make sense, but because it doesn’t fit a rigid checklist. Private lenders bring a solution-first mindset, helping clients move quickly when time, structure, or complexity is a factor.
Turnaround Times as Fast as 24 Hours
While banks might take weeks just to issue a conditional approval, many private lenders can settle within days sometimes within 24–72 hours for urgent deals.
- Ideal for bridging loans, urgent ATO debt, or last-minute purchases
- Valuations and legals can be fast-tracked
- Decisions made by real people, not automated algorithms
Lending Based on Asset and Scenario — Not Just Credit Score
Private lenders look at the big picture: the asset, the borrower’s equity, the exit strategy. A bruised credit file or unconventional income won’t automatically disqualify you.
- Asset-rich, income-poor clients can still qualify
- Exit-based lending (e.g. pending property sale or refinance) allowed
- Suitable for property investors, developers, and SMEs
Human Underwriting and Common-Sense Approvals
Forget the robotic, checkbox-driven bank processes. Private lenders offer:
- Real humans reviewing your scenario
- Case-by-case decision-making
- Willingness to understand unique structures or borrower profiles
This makes private funding ideal for self-employed borrowers, trust structures, or complex company setups.
No Serviceability? There Are Still Options
When traditional serviceability fails, we pivot to documentation options that still unlock funding:
- Lease Doc: Loan structured purely around rental income
- No Doc: Asset-based lending with minimal documentation
- Low Doc: Accepted forms include accountant declarations or BAS statements
This flexibility keeps the deal alive, even when cash flow doesn’t meet bank formulas.
Ideal for High-Net-Worth or Asset-Rich, Income-Poor Clients
Just because your tax returns don’t show income doesn’t mean you’re not financially stable. Private lenders cater to:
- Retired professionals with property wealth
- Investors with capital gains but low declared income
- Developers waiting on DA or sale milestones
In other words: if the equity and strategy make sense, we can likely get it funded.
Key Features of Our Property Loans
Our property finance solutions are built around flexibility, speed, and real-world needs. Whether you’re an investor, business owner, developer, or broker we tailor our loans to fit your timeline and your asset position.
Loan Sizes
Loan-to-Value Ratios (LVRs)
Interest Rates
Loan Terms
Security Types Accepted
Repayment Structures
Frequently Asked Questions
How fast can I get funded?
Funding can be completed in as little as 24–72 hours, depending on the documentation and property type. We prioritise fast turnarounds for urgent transactions.
What LVRs can you offer?
We assess LVRs based on your asset and scenario.
- Typical LVRs: 75–80%
- In some cases: Up to 110% (with additional security or structured terms)
Do I need financials?
No. We offer low-doc and no-doc loan options, including:
- Accountant declarations
- BAS statements
- Asset-backed lending with no income verification
Can I get a loan if I have poor credit?
Yes — we specialise in scenarios where banks say no.
Private lending is based on asset quality and exit strategy, not just credit scores.
What types of property do you lend against?
We consider a wide range of property types, including:
- Residential (owner-occupied and investment)
- Commercial (office, retail, industrial, etc.)
- Mixed-use properties
- Rural holdings (subject to location and size)
- Vacant land, including development-approved sites
Do you work with brokers?
Yes. We regularly partner with mortgage brokers, commercial finance specialists, and private advisory firms. If you’re a broker, get in touch to discuss our accredited introducer terms.
Can I borrow against land or rural property?
Yes — we provide loans secured against vacant land and rural property (on a case-by-case basis). These are popular for site acquisition, working capital, or bridging loans.
Why Choose Us?
When you work with us, you’re not getting another paperwork processor you’re getting a strategic partner who understands the private lending landscape inside and out. Here’s what sets us apart:
Decades of Combined Experience
We bring deep expertise in commercial and private lending, deal structuring, and credit assessment. We've seen it all and we know how to get even the toughest deals across the line.
Fast, Honest Communication
No chasing. No vague timelines. We keep you in the loop with upfront, clear responses and fast turnarounds.
Strategic Structuring That Works
From straightforward property loans to complex multi-security transactions, we craft solutions that banks can’t (or won’t) offer.
Access to Australia’s Deepest Private Lending Network
Our relationships with high-quality private lenders mean more options and better terms even for high-LVR or urgent scenarios.
Zero-Fluff, Zero BS
We’re not here to waste your time. We focus on getting results, solving problems, and making your life easier.
Whether you’re a broker, developer, or business owner — if the bank says no, we’re the first call you should make.
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