What types of commercial property can I finance in Canberra and the ACT?

Black Mountain Financial arranges commercial property finance across the full asset spectrum in Canberra, the ACT, and regional NSW — including office buildings, industrial and logistics facilities, retail premises, childcare centres, medical and dental suites, mixed-use developments, service stations, pubs and hospitality venues, and self-storage facilities. If the asset generates consistent income and has clear market evidence, we can generally find a lender for it.

How much can I borrow against a commercial property?

Investment commercial typically reaches up to 80% LVR, while owner-occupiers buying their own premises can often access up to 100% with the right structure and security. The exact figure depends on asset quality, tenant covenant strength, weighted average lease expiry (WALE), capitalisation rate, and your track record as an investor. We model the deal before approaching lenders to confirm the maximum achievable LVR.

Do I need full financials to apply for a commercial loan?

Not always. Non-bank and private credit lenders will often assess deals on a low-doc or asset-backed basis, particularly for strong income-producing assets where the rental income clearly services the debt. For major bank lending, two years of financials and tax returns is standard. We'll tell you upfront what documentation is required based on your specific scenario and preferred lender.

How long does commercial property finance take to arrange?

A straightforward commercial investment loan through a major Australian bank typically takes 4–8 weeks from formal application to settlement. Non-bank lenders generally move faster — often 2–4 weeks. Bridging finance and private credit facilities can be approved and funded in as little as 2–3 weeks when required. We manage the entire process, including valuations, lease abstracts, and lender queries.

Can I refinance my existing commercial property loan?

Yes — refinancing is one of the most common reasons Canberra and ACT investors engage us. Common reasons to refinance include releasing equity for the next acquisition, reducing the interest rate, restructuring covenant terms, extending loan maturity, or consolidating multiple facilities into a single portfolio line. We model the full cost-benefit before recommending a switch.

What's the difference between a commercial loan and a residential investment loan?

A commercial property loan is assessed primarily on the income-producing capacity of the asset — not the borrower's personal income. Lenders analyse the interest coverage ratio (ICR), weighted average lease expiry (WALE), capitalisation rate, and tenant covenant quality. Loan terms are typically shorter (1–5 years with interest-only options), and the credit process is more detailed. This is where specialist structuring makes a material difference to the outcome.

Does Black Mountain Financial arrange commercial property finance outside Canberra?

Yes. While we are based in Canberra, ACT, we arrange commercial property finance for clients across regional New South Wales, the Southern Highlands, Queanbeyan, Goulburn, and other ACT-adjacent markets. We also work with interstate investors acquiring assets in the ACT. Our lender network is national.

Black Mountain Financial

Development Finance

Construction, land, residual stock, and mezzanine. ACT and regional NSW.

Explore →02

Commercial Property

Purchase, refinance, and equity release across office, industrial, retail and mixed-use.

Explore →03

Business Finance

Acquisition funding, working capital, equipment and trade finance for operators.

Explore →04

Construction Loans

Staged construction facilities for residential, mixed-use and commercial builds.

Explore →05

SMSF Lending

Commercial and residential property within self-managed superannuation, kept compliant.

Explore →

By locationCommercial Finance Canberra Development Finance Canberra Business Finance Canberra Construction Loans NSW

Home→Services→Commercial Property

Funding That Works
As Hard As Your Assets.

Commercial property lending is a different game to residential. Lenders weigh tenant quality, lease terms, location fundamentals, and your track record. The right structure is the difference between an approval and a decline — and between a standard deal and up to 100% for owner-occupiers. We work with investors and owner-occupiers across Canberra, the ACT, and regional NSW.

Max LVR

Up to 80% / 100% OO

Lender panel

100+ lenders

Experience

20+ years

Region

ACT · Regional NSW

Start a Conversation

Why us

The lender access and structuring your deal demands.

We are a commercial finance brokerage based in Canberra, ACT — a small team working with a small number of clients. We structure facilities that match your income profile, leave headroom for the next acquisition, and land in front of the lenders actively writing commercial property debt in this market. Structure first, then the deal. We'll tell you when not to borrow.

50+Lender relationships

20+Years experience

200+Transactions arranged

Loan structures

What we finance.

Every commercial property deal has a different shape. We arrange the right facility type for your situation — from straightforward investment loans through to complex capital-stack solutions.

Investment Loans

Structured around the income profile of the asset — WALE, tenant covenant, ICR, and yield all factored into the deal.

Owner-Occupier Finance

Purpose-built facilities for businesses buying their own premises, with favourable LVR treatment and longer amortisation.

Portfolio Facilities

Cross-securitised lending across multiple assets to consolidate debt, reduce rates, and unlock equity for future acquisitions.

Bridging & Short-Term

Fast, flexible funding to secure an asset before long-term finance is arranged — settlement periods from 30 days.

Construction & Resi-Comm

Progress-draw facilities for commercial construction, mixed-use, and build-to-lease projects.

Mezzanine & Equity

Second-tier debt and equity solutions to fill funding gaps above senior debt LVRs on complex or value-add transactions.

Securities we work with

Office buildingsIndustrial & warehousingRetail premisesChildcare centresMedical & dentalMixed-use developmentsService stationsPubs & hospitalitySelf-storage

What we fund

Funding purposes

—Acquisition of income-producing assets
—Refinancing to release equity or improve terms
—Portfolio restructuring and consolidation
—Owner-occupier purchases for business premises
—Value-add opportunities and repositioning
—Pre-lease or speculative developments

Our clients

Who we work with in Canberra & NSW

—Property investors building or consolidating portfolios
—Business owners acquiring their own premises
—Syndicators and fund managers seeking debt facilities
—Developers transitioning completed assets to investment
—Private investors seeking exposure to commercial property
—SMSFs and family offices with commercial property holdings

Lender assessment

The metrics lenders actually assess.

We structure deals around the numbers that matter to commercial property lenders — so your application lands in the right shape.

Loan-to-Value Ratio

Up to 80%

Up to 80% for investment commercial; up to 100% for owner-occupiers with the right structure.

Interest Cover Ratio

ICR Assessed

Ensuring rental income comfortably services debt.

Debt Service Coverage

DSCR Modelled

Cash flow analysis for lender comfort.

Lease Expiry (WALE)

Tenant Quality

Tenant quality and lease profile assessment.

Capitalisation Rate

Yield Analysed

Yield analysis relative to market benchmarks.

Net Operating Income

Optimised

Optimising income to support higher valuations.

Our approach

How we work.

Commercial property finance is a relationship, not a transaction. Here is what working with us looks like.

Assess Your Position

We review your current portfolio, existing facilities, and objectives to understand where you're heading and what's holding you back.

Structure the Right Facility

Whether it's a single asset purchase or a multi-property portfolio, we structure facilities that give you flexibility for future acquisitions and reasonable covenant headroom.

Access Appropriate Lenders

Major banks, non-bank lenders, private credit funds — we know who's active in commercial property and how to position your deal to match their appetite.

Manage the Application

We handle valuations, tenant covenant analysis, lease abstracts, and lender queries. You focus on running your business or identifying your next acquisition.

Monitor Ongoing Requirements

Annual reviews, covenant compliance, and refinancing opportunities — we stay across your facilities so you're not caught off guard.

Plan for Growth

As your portfolio grows, your funding requirements change. We help you transition from single-asset lending to portfolio facilities that support scale.

Lender network

100+ lenders. The right one for your asset.

We hold active relationships with 100+ lenders writing commercial property debt in Australia — matching each Canberra, ACT, and NSW transaction to the institution with the right credit appetite and pricing for the asset class.

Competitive Pricing

Major Banks

For straightforward transactions with strong tenant covenants and established investor track records. Typically the most competitive pricing for quality assets.

Flexibility

Non-Bank Lenders

For investors who need flexibility — higher LVRs, shorter lease profiles, or assets in secondary locations. Often faster to approve with more pragmatic credit assessment.

Complex Solutions

Private Credit

For complex situations — bridging acquisitions, value-add plays, or assets that don't fit traditional credit boxes. Higher cost, but often the right solution for the right opportunity.

Common questions

Commercial property loan FAQs — Canberra & ACT.

Questions we hear regularly from Canberra, ACT, and NSW investors and owner-occupiers before they engage us.

Ready to discuss your property goals? Based in Canberra. Connected nationally.

Begin a conversation Read our insights →

Let's Talk About Your Property Goals

Whether you're acquiring your first commercial asset, expanding an existing portfolio, or refinancing to release equity - we'd welcome the opportunity to review your situation.

First Name

Last Name

Phone

How can we help? (optional)

Contact Details