Commercial property-backed finance
Private Mortgage Loans Australia
First and second mortgage business finance structured around the property, total secured debt, timing, purpose and a credible repayment exit—not a one-size-fits-all bank scorecard.
Business-purpose finance onlyFirst or second mortgageResidential or commercial securityAustralia-wide enquiries
A clearer definition
What is a private mortgage?
A private mortgage is property-secured finance provided outside a standard bank process. For eligible commercial transactions, it may offer a faster or more flexible assessment where the borrower has a genuine business purpose and a defined exit.
Private does not mean unregulated, undocumented or guaranteed. The lender still assesses title, accepted value, existing debt, the new facility, interest and fees, borrower capacity, legal structure and repayment strategy.
Basic Finance can act as a lender and finance facilitator. We assess the complete scenario and seek an appropriate structure from direct and facilitated funding options. Availability and final terms remain case by case.
- Commercial property acquisition
Purchase office, industrial, retail, mixed-use or other eligible business property. - Refinance and maturity pressure
Replace an expiring or unsuitable facility with a defined short-term pathway. - Business equity release
Access available property equity for a documented commercial purpose. - Urgent settlement or bridging
Address a timing gap where the deadline and repayment exit can be verified.
Indicative product matrix
Match the facility to the property and exit.
The guide below helps frame an initial discussion. Actual leverage, term and location appetite depend on accepted value, property type, existing debt, borrower position, use of funds and exit.
| Product | Indicative leverage | Indicative term | Security position | Postcode and location appetite |
|---|---|---|---|---|
| First mortgage business loan Acquisition, refinance or equity release | Commonly up to 70% LVR; higher only for selected qualifying scenarios | 3–24 months | First registered mortgage | Major Australian metro postcodes; selected regional and rural property case by case |
| Second mortgage business loan Additional capital behind an existing facility | Total combined leverage assessed; up to 90% combined LVR only in selected scenarios | 3–12 months | Second registered mortgage, subject to priority and consent requirements | Metro and selected regional postcodes where value, marketability and exit are supportable |
| Commercial bridging finance Purchase before sale, urgent settlement or refinance gap | Generally 60–75% LVR; stronger structures considered individually | 1–12 months | First or acceptable second-ranking security | Sydney/NSW 2xxx, Melbourne/VIC 3xxx, Brisbane/QLD 4xxx, Adelaide/SA 5xxx, Perth/WA 6xxx and Canberra/ACT 26xx; other areas case by case |
| Commercial property finance Office, industrial, retail, mixed-use and specialised assets | Generally 60–75% LVR; higher or lower depending on asset and exit | 6–24 months | Usually first mortgage | Capital-city and established regional commercial markets; specialised or remote property individually assessed |
| Commercial equity release Working capital, acquisition, creditors or documented tax liabilities | Based on net available equity after all debt, interest, fees and costs | 3–24 months | First or second mortgage depending on existing debt | Australia-wide enquiries; acceptance depends on the exact property postcode and resale market |
How to read postcode coverage: a postcode is an initial location filter, not an approval criterion. Property condition, title, market depth, valuation evidence and the proposed exit may narrow or expand lender appetite. All figures are indicative only.
Choose the right security position
First mortgage, second mortgage or bridge?
The best structure is the one that solves the commercial need while controlling total cost, priority risk and exit pressure.
First mortgage business loan
The new lender holds the senior registered mortgage. Often considered for acquisition, full refinance, larger equity release or a clean replacement facility.
Second mortgage business loan
A second lender ranks behind an acceptable first mortgage. It may preserve the existing senior facility while providing additional business capital.
Commercial bridging finance
A short-term facility built around a specific timing gap, such as purchase before sale, settlement pressure or delayed long-term refinance.
Commercial property loan
Finance structured for purchasing, refinancing or releasing equity from eligible commercial real estate and specialised property.
Compare the complete facility
Headline rate is only one line of the deal.
We compare the structure that reaches settlement and supports the exit—not simply the lowest advertised number.
| Factor | What should be checked | Why it matters |
|---|---|---|
| Usable funds | Accepted value, existing debt, establishment costs, legal fees and capitalised interest | The gross loan amount may differ materially from cash available at settlement. |
| Rate and total cost | Interest basis, default pricing, monthly charges, discharge and extension costs | A lower rate can still produce a more expensive facility. |
| Loan term | Initial maturity, extension rights and conditions | The term must allow enough time to complete the intended exit. |
| Security priority | First or second ranking, consent, guarantees and other security | Priority affects risk, documentation, leverage and price. |
| Repayment exit | Sale, refinance, project completion, business proceeds or another verified source | A credible exit is central to short-term private lending. |
Our objective is to facilitate competitive rates and strong practical terms for the complete scenario. We do not promise that one lender, rate, leverage level or settlement timeframe will be available in every case.
A disciplined funding process
From scenario to settlement.
Establish the facts
Purpose, amount, deadline, property, existing debt and borrower structure.
Test the structure
Accepted value, total leverage, usable funds, evidence and likely conditions.
Compare suitable options
Direct and facilitated pathways assessed on total cost, certainty and fit.
Document and settle
Valuation, legal due diligence, conditions, execution and verified funds flow.
Private mortgage knowledge centre
Useful answers before you commit.
Focused guides support the main lending page without competing with it for the same primary search intent.
Private mortgage pros, cons and due diligence →Understand flexibility, cost, risk and what to verify.
How private mortgage pricing is assessed →Compare leverage, security, term, exit and total facility cost.
Private lenders versus commercial lenders →See how credit process, evidence and timing differ.
First mortgage business loans →Senior-ranking finance for eligible commercial purposes.
Second mortgage business loans →Additional capital behind an acceptable first facility.
Urgent property settlement finance →Structure a deadline-driven commercial transaction.
A direct point of contact
Discuss the complete position with Aaron.
Share the business purpose, property value, existing mortgage balance, amount required, deadline and credible exit. Aaron will explain whether a direct-lending or facilitated private mortgage pathway may be available.
Frequently asked questions
Private mortgage questions, answered clearly.
Are private mortgages only for borrowers with bad credit?
No. They are also used when timing, borrower structure, property type, documentation or the intended exit does not fit a standard bank process. Credit history remains part of the assessment.
Can a private mortgage be used for a business purpose?
Potentially. Common purposes include commercial property acquisition, refinance, working capital, business expansion, development costs and urgent commercial settlement. The purpose must be genuine, lawful and documented.
Can Basic Finance provide first and second mortgage options?
Eligible scenarios may be considered for direct or facilitated first- and second-mortgage structures. Security position, existing debt, lender consent, valuation, leverage and exit all affect availability.
How quickly can a private mortgage settle?
Timing depends on the transaction, security, valuation, documents, legal work and satisfaction of conditions. Urgent files may move quickly when all information is complete, but no timeframe is guaranteed.
How do I compare private mortgage rates?
Compare the interest calculation, establishment and legal costs, ongoing fees, default provisions, extension terms, discharge costs and net usable funds—not only the headline annual rate.
What documents are commonly required?
Expect identification and entity documents, property and mortgage details, a use-of-funds breakdown, evidence supporting the accepted value, and a realistic repayment or exit plan. Requirements vary by scenario.
Business-purpose finance only. Information is general and is not financial, legal, tax or credit advice, an approval, an offer of finance or a guarantee of settlement. All amounts, leverage, pricing, terms and timeframes are subject to assessment, acceptable security, valuation, documentation, lender policy and legal review.