Rent roll finance,
priced for the asset.
Your rent roll is one of the most valuable assets in your business. It throws off stable, recurring management-fee income — and the right lenders reward that with very low secured rates and LVRs up to 70%. Whether you're acquiring a roll, bolting on growth, or releasing equity, we structure the funding to maximise your position.
Funding that reads a rent roll properly.
Rent roll lending is a niche within a niche. Generic brokers undervalue your roll or take it to the wrong lenders — and treat recurring management fees like ordinary business goodwill. We don't. We structure the deal first, then go to lenders who understand exactly what a quality roll is worth.
We're a small team working with a small number of clients. Based in Canberra, connected nationally. We structure first, then approach the right lenders. And if the numbers don't stack up, we'll tell you when not to borrow.
Read the income
Recurring management fees are stable, predictable, and low-risk. We map fee structures and tenure before any lender does.
Value the roll
Lenders apply their own multiplier to annual management fees — often more conservative than the market. We present the roll to hold value.
Model the attrition
Lenders stress-test serviceability against a 5–10% per annum attrition assumption. We build the structure around your real history.
Structure the package
Vendor finance, working-capital buffers, attrition guarantees, and integration costs — all built in so the numbers work from day one.
Three ways to fund your roll.
We structure rent roll finance across three core scenarios — each designed around the specific needs of property management businesses.
Rent Roll Acquisition Loans
Purpose-built lending to fund the purchase of a rent roll or property management business. Secured against the recurring management-fee income, with LVRs up to 70% of the assessed roll value.
- —Up to 70% LVR on rent roll value
- —Very low secured rates
- —Terms typically 5–7 years
- —Principal & interest or interest-only options
Rent Roll Expansion Finance
Funding to grow your existing roll through bolt-on acquisitions. Structured so you can move fast when opportunities arise, with pre-approved facilities that give you deal certainty.
- —Pre-approved acquisition facilities
- —Fast turnaround for bolt-on purchases
- —Structured around existing roll income
- —Flexible drawdown arrangements
Rent Roll Equity Release
Unlock the capital tied up in your roll without selling it. Refinance against the assessed value of your management rights to fund growth, premises, or personal investment.
- —Release equity from your existing roll
- —Fund growth or diversification
- —Competitive secured rates
- —No need to sell properties under management
Generalists treat your roll like ordinary goodwill.
Here is what specialist knowledge changes about your outcome — at the lender, the valuation, the LVR, and the structure.
We work with lenders who understand rent roll valuations and property management businesses — not generalists who treat your roll like standard business goodwill.
Rent rolls generate predictable, recurring income. The right lenders recognise this stability and price well below standard commercial lending rates.
Quality rolls with strong retention, reasonable fee structures, and experienced operators can access LVRs up to 70% — minimising the cash equity required.
We structure the entire package — vendor finance components, working-capital buffers, and integration costs — so the numbers work from day one.
What determines your LVR.
LVRs up to 70% are available for quality rent rolls, but the exact ratio depends on several factors lenders assess closely.
Average management fee per property, geographic concentration, and the mix of residential versus commercial management agreements.
Historical churn matters. Lenders favour rolls with consistently low owner turnover and long average tenure.
The structure and enforceability of your management agreements — exclusive versus non-exclusive, notice periods, and fee escalation clauses.
Your agency's track record, profitability, and the proportion of revenue from recurring management fees versus sales commissions.
The depth of your property management team, systems, and processes — lenders want confidence in operational continuity.
Local rental market dynamics, including vacancy rates, rental growth trends, and the competitive landscape in your operating area.
How it works.
From initial assessment through to settlement and beyond, here is what working with us looks like.
Assess Your Position
We review your current roll, agency financials, and the proposed transaction. You get an honest read on fundability before committing further.
Value the Rent Roll
We prepare a detailed roll analysis — fee structures, retention rates, portfolio quality, and comparable market transactions. The foundation for every lender conversation.
Structure the Funding
We design the optimal facility — balancing LVR, term, repayment structure, and rate — to maximise your outcome while meeting lender requirements.
Secure Approval
We approach selected lenders with a fully packaged proposal. No panel shopping — targeted submissions to lenders who understand rent roll lending.
Settle & Support
We coordinate settlement with your solicitor, accountant, and the vendor's advisors. Post-settlement, we manage facility reviews and any future refinancing.
Rent roll finance, answered.
What's the difference between buying a full agency and buying just a rent roll?
Buying a full agency gives you the brand, staff, sales business, and management rights — the rent roll is one component. Buying a rent roll means acquiring only the property management portfolio and its recurring income stream, without the sales team or agency brand. Rent roll-only acquisitions are cleaner for finance purposes: the security and repayment source are clearly defined (management fees), and the integration risk is lower than a full agency purchase.
What LVR do rent roll lenders offer?
Specialist rent roll lenders typically fund 70–80% of the assessed roll value. The assessed value may differ from the purchase price — lenders apply their own multiplier (often more conservative than the market rate) to annual management fees. If you're paying a premium above the lender's assessed value, you fund the gap. With additional property security, some lenders will go to 85%.
How do lenders handle rent roll attrition risk?
Attrition — properties leaving management — is the key credit risk lenders model. Most lenders apply a 5–10% per annum attrition assumption when stress-testing serviceability, regardless of the actual historical rate. Some require a vendor attrition guarantee: if the roll shrinks beyond an agreed threshold in the first 12–24 months, the vendor compensates the buyer. We structure the finance around the specific attrition history and guarantee provisions to maximise the amount available.
Can I use rent roll finance to consolidate multiple acquisitions?
Yes. Portfolio rent roll lending is available for agencies acquiring multiple rolls over time. The facility typically grows as acquisitions are made, with each roll added as additional security. This structure works well for growth-oriented agencies building a large management portfolio — rather than refinancing each acquisition separately, a single portfolio facility consolidates the debt and simplifies administration.
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Ready to discuss your rent roll?
Start the Conversation
Let's Talk About Your Rent Roll
Whether you're acquiring, expanding, or refinancing a rent roll — we'd welcome the opportunity to structure the right funding for you.
Contact Details
Phone
02 6188 9849
Office
Level 1, 33 Allara Street
Canberra ACT 2601
Hours
Monday – Friday, 9am – 6pm
What to Expect
- Honest assessment of your options
- Response within 24 hours
- Strategic insight, not a sales pitch
- No obligation discussion