Commercial property finance is a fundamentally different discipline from residential lending. Lenders assess commercial property applications on the property's income-producing potential, its tenancy profile, the borrower's business strength, and the loan-to-value ratio relative to a professional valuation — not just on personal income and the property's purchase price. Every lender on our panel applies different policies for different property types, borrowing entities, and Melbourne precincts. As your Melbourne commercial property finance broker, Integrated Finance Group navigates all of that for you — doing the analysis, preparing the application, and placing it with the right lender the first time.
Commercial Property Finance — Melbourne Market in 2026
The Melbourne commercial property market has shifted in 2026. Industrial and logistics properties remain lender favourites due to low vacancy and strong tenancy demand. Office lending has tightened, particularly for secondary-grade CBD space, while medical and healthcare premises attract premium LVRs from specialist lenders. Retail in strong-traffic locations is back in favour after several cautious years. Understanding which property type attracts which lender — right now — is what makes the difference between an approval and a decline.
Commercial Property Finance Products We Arrange
🏛 Commercial Mortgage — Owner-Occupier
Purchase or refinance premises your business operates from. Owner-occupier commercial loans attract better LVRs and rates than investor loans, as lenders price in the business dependency on the property. Offices, warehouses, retail shops, medical suites, industrial units.
💰 Commercial Investment Property Loans
Finance commercial property as an investment — leased to tenants generating rent. Assessed on lease terms, tenant quality, rental yield, and your overall financial position. Lender appetite varies significantly by property type and location.
🏭 Industrial & Warehouse Finance
One of the strongest categories for commercial lenders in Melbourne in 2026. Industrial properties in Melbourne's west, north, and south-east attract competitive LVRs from both banks and specialist non-bank lenders.
⚕ Medical & Allied Health Premises
Medical property is a lender favourite — strong demand, quality tenants, long leases. Specialist lenders offer healthcare-specific commercial loans with premium LVRs up to 80% for freehold medical properties with good tenancy profiles.
🏠 SMSF Commercial Property Loans
Purchase commercial property through your self-managed super fund via a limited recourse borrowing arrangement. Business owners can buy their own premises through SMSF, pay rent into super, and own it outright over time. A powerful strategy — done correctly.
🏗 Small Development Finance
2–6 dwelling residential or commercial projects. We arrange construction finance, pre-sales requirements, residual stock loans, and the full development funding stack. Typically requires a 20–35% equity contribution depending on project scale and location.
Commercial Property Finance — Broker vs. Going Direct to Your Bank
| Factor | IFG Commercial Broker | Direct to Your Bank |
|---|---|---|
| Lender access | ✓ 30+ banks & non-bank lenders | ✕ One lender only |
| Property-type matching | ✓ Lender matched to your property type | ✕ Standard credit criteria applied |
| LVR negotiation | ✓ Best LVR across 30+ lender policies | ✕ That lender's policy only |
| Complex structures (SMSF, trust, company) | ✓ Specialist lenders on panel | ✕ Often declined or higher rate applied |
| Credit file protection | ✓ One targeted application | ✕ Multiple enquiries if declined |
| Cost to you | ✓ Usually free — lender pays commission | — No broker fee but no advocacy |
Who Qualifies for Commercial Property Finance?
One of the most common questions business owners ask us is whether they will actually be approved before they commit to a purchase. Unlike residential lending where eligibility is straightforward, commercial property finance involves a multi-variable assessment — and different lenders weight those variables differently. Here is what the market actually looks for in 2026.
📋 Business Trading History
Major banks typically require 2+ years of ATO-verified financial statements. Strong non-bank lenders may accept 12 months for security-driven loans where the property quality is high. Start-ups can still access commercial finance if they have existing equity or a strong personal financial position.
🏢 Property Requirements
Registered title, no environmental liabilities or contamination, and a clear lease profile are the baseline. Strata commercial, vacant land, and specialised-use properties (petrol stations, childcare, pubs) have specific lender lists — not every lender on our panel will touch every property type, and getting this match right at the start is critical.
💰 Deposit & Equity Position
Commercial LVRs are lower than residential. Budget for a minimum 20–30% deposit for most property types, and up to 35–40% for specialised or vacant properties. Existing equity in residential or commercial property can be used in lieu of cash for deposits in the right structures.
📄 Documentation Required
2 years of business tax returns and financial statements · Personal tax returns for all guarantors · Current lease or rental roll (investment properties) · Company, trust deed, or SMSF trust deed · Current debt schedule · ID for all directors. The lender arranges the valuation — you do not need to commission one.
🏛 Borrowing Entity
Companies, discretionary trusts, unit trusts, partnerships, and SMSFs all qualify. The entity structure affects which lenders are available, what personal guarantees are required, and the tax treatment of the loan. Choosing the wrong entity at the start can be expensive to unwind. We always confirm structure before lodging any application.
📊 Credit History
Clean credit is preferred by major banks. Non-bank lenders have meaningful flexibility for minor credit events — defaults over 2 years old, paid defaults, or tax debts on a payment plan are not automatic declines through the right channels. We assess your credit position before recommending lenders so your file is not damaged by an application that had no chance of approval.
Commercial Property Finance Across Melbourne's Key Precincts
Commercial property lending is acutely location-specific. A lender enthusiastic about industrial in Melbourne's western corridor may apply conservative policies to the same loan type in a regional centre. Our team arranges commercial finance across Melbourne and Geelong daily and understands current lender appetite by precinct — not just by property type.
🏭 Industrial & Logistics
Northern corridor: Campbellfield, Somerton, Epping, Broadmeadows — high-clearance warehouses, very strong lender demand.
Western corridor: Laverton North, Truganina, Derrimut — Melbourne's logistics boom zone, driven by Port of Melbourne and e-commerce demand.
South-east: Dandenong South, Keysborough, Hallam — established industrial with quality long-term tenants.
⚕ Medical & Allied Health
Parkville Medical Precinct: Hospital-adjacent suites command premium LVRs from specialist healthcare lenders.
Box Hill: Eastern suburbs healthcare hub — strong tenancy fundamentals across GP, specialist and allied health.
Sunshine / Footscray: Western Health catchment, significant healthcare investment underway.
Frankston: Peninsula corridor, growing medical precinct with strong lender confidence.
🛍 Retail Strips
Sydney Road (Coburg / Brunswick): High-traffic retail with strong foot count — well-tenanted shops finance well across most lenders.
Brunswick Street (Fitzroy): Premium inner-north retail, strong investor demand and good lender appetite.
High Street corridors: Kew, Armadale, Malvern — established retail strips with quality long-term tenancy profiles.
🏢 Office & Commercial CBD Fringe
Cremorne / South Melbourne / South Yarra: CBD-fringe boutique offices — lender favourite for quality owner-occupier and investment stock.
St Kilda Road: Variable lender appetite — A-grade stock finances well; B-grade scrutinised more heavily post-2024.
Coburg North (IFG precinct): Growing SME office and light industrial hub, increasingly strong commercial finance activity.
Not in one of these precincts? We arrange commercial property finance across all of Greater Melbourne, Geelong, the Surf Coast, and Regional Victoria. Contact us to discuss your specific property and location.
Commercial Property Types We Finance in Melbourne
Our Commercial Property Finance Process
Free 15-Min Strategy Call
We understand the property, the purpose (owner-occupier vs investment), your financial position, and the borrowing entity (company, trust, SMSF). We tell you upfront whether it's achievable and what LVR and terms to expect.
Lender Shortlist & Indicative Terms
We identify 2–3 lenders best suited to your property type, loan size, and structure. We obtain indicative terms — rate, LVR, fees — before committing to a full application.
Application Preparation
We prepare the full application package including business financials, rent rolls, lease documents, and supporting information. A well-prepared application moves faster and attracts better decisions.
Valuation & Credit Assessment
The lender commissions an independent valuation and runs their credit assessment. We manage this process and respond to any additional information requests promptly to keep the timeline moving.
Approval, Documentation & Settlement
Formal approval, loan documentation, legal review, and settlement. We coordinate with your solicitor and the lender to ensure a clean settlement. Typical timeline: 4–8 weeks from application.
5 Costly Mistakes Businesses Make With Commercial Property Finance
After arranging commercial property finance for Melbourne and Geelong businesses over 30+ combined years, these are the mistakes we see most often — and help clients avoid.
🏠 SMSF Commercial Property — A Powerful Strategy for Business Owners
If your business leases its own premises, you may be able to purchase those premises through your SMSF and lease them back to your business at market rent. The rent flows into your super fund, the SMSF pays down the loan over time, and when the property is fully owned, it can be sold or continue generating retirement income — potentially tax-free in pension phase. This is one of the most compelling legal structures available to business owners, and we have dedicated SMSF commercial lenders on our panel. Learn more about SMSF lending.
Related Services
Frequently Asked Questions — Commercial Property Finance Melbourne 2026
- What types of commercial property can I finance through IFG?
- All commercial property types — offices, retail shops, warehouses, industrial premises, medical and allied health suites, childcare centres, service stations, hospitality venues, and mixed-use properties. We also arrange development finance for small-scale residential and commercial projects. Each property type has different lender appetites in 2026, and our job is to match you with the right one.
- What LVR can I get on a commercial property loan in Melbourne?
- Standard commercial property LVR from major banks is typically 65–70% for owner-occupiers and 60–65% for investors. Non-bank and private lenders can go to 75–80% for strong-quality properties in good locations. SMSF commercial property loans are typically capped at 65–70% LVR. The exact LVR depends on property type, tenancy profile, location, and your financial position — we assess this upfront.
- What is the minimum loan size for commercial property finance?
- Most major banks have minimum commercial property loans of $500K–$1M. Non-bank lenders on our panel typically start from $200K–$300K, making them more accessible for smaller commercial properties where bank minimums create a gap.
- Can I use my SMSF to purchase commercial property?
- Yes — this is one of the most powerful strategies available to business owners. A business owner can purchase their own commercial premises through their SMSF via a limited recourse borrowing arrangement, lease the property back to their business at market rent, and have the super fund own it outright over time. We have dedicated SMSF commercial lenders on our panel.
- How is commercial property finance different from a home loan?
- Commercial loans assess the property's tenancy profile, net income, lease terms, and tenant quality — not just personal income. Interest rates are generally higher, terms are typically 15–25 years, and LVRs are lower than residential. Serviceability combines personal income and property income. We explain all of this at your first call.
- Can I refinance an existing commercial property loan?
- Yes — commercial property refinancing is one of our most active areas. If your commercial loan is more than 2–3 years old, there is likely a better option available. We review your rate, LVR, term, and break costs, then compare 30+ lenders to determine whether a genuine net benefit exists.
- How long does commercial property finance take to settle?
- Typically 4–8 weeks from full application to settlement, depending on lender, property type, and valuation requirements. Development finance typically takes 6–12 weeks. We flag realistic timelines upfront and always select lenders whose turnaround matches your purchase deadline.
- Do commercial property loans require a personal guarantee?
- In most cases yes — lenders require personal guarantees from directors of the borrowing entity. This is standard practice in Australian commercial lending. We explain guarantee implications clearly before any application, and for some lenders, the scope of the guarantee can be limited depending on loan structure.
- Can a company or trust borrow for commercial property?
- Yes — commercial property can be purchased and financed through a company, discretionary trust, unit trust, or self-managed super fund. The borrowing entity affects lender selection, documentation requirements, and the personal guarantee scope. SMSFs must use a limited recourse borrowing arrangement (LRBA). We work across all borrowing structures and match you with lenders whose policies suit your specific entity type.
- What documents do I need for a commercial property loan application?
- A standard commercial property application requires: 2 years of business financial statements and tax returns; personal tax returns for all guarantors; current lease documentation (if the property is tenanted); your borrowing entity deed (company, trust, or SMSF); a full list of existing debts and assets; and ID for all directors and guarantors. The lender commissions the valuation — you do not need to arrange one separately. We prepare and manage the complete application package on your behalf.
- What mistakes do businesses make when applying for commercial property finance?
- The most costly mistakes are: approaching multiple banks directly before being clear on the right lender (creating multiple credit hits that damage your file); assuming residential LVRs apply (commercial LVRs are 20–40% lower); underestimating settlement timelines (budget 4–8 weeks minimum, not 30 days); borrowing in the wrong entity structure, which can create tax and compliance problems; and not reviewing lease documentation before signing a contract of sale — vacant commercial properties are significantly harder to finance than tenanted ones.
Why Choose IFG as Your Melbourne Commercial Loan Broker
Integrated Finance Group is a Melbourne-based commercial finance broker and mortgage specialist operating from Coburg North, Victoria. IFG serves businesses and investors across Melbourne and Geelong, providing access to 30+ banks and specialist non-bank lenders for commercial property purchase, refinancing, SMSF commercial property, and business finance. The firm is an Authorised Credit Representative of BLSSA Pty Ltd (Australian Credit Licence 391237), with MFAA-accredited brokers Brian Hermosilla and Frank Marin leading its commercial finance practice.
When business owners and property investors search for commercial loan brokers near them for business property finance, IFG's value proposition is clear: unlike a single lender, IFG compares 30+ lenders to match each commercial property scenario with the right funding solution. Each lender on the panel has different appetites for different property types, structures, and borrower profiles — and navigating that complexity without guidance often results in a declined application or a suboptimal rate.
IFG for SME & Business Finance — What We Cover
As one of Melbourne’s active business financing services for SMEs, IFG arranges more than just commercial property loans. For small and medium business owners, the full finance picture includes:
IFG works with Melbourne and Geelong businesses of all sizes — from sole traders purchasing their first commercial premises to growing SMEs refinancing existing portfolios. Initial strategy call is always free. No credit check, no obligation.
Talk to a Melbourne Commercial Property Finance Broker Today
Whether you're purchasing, refinancing, or developing — we'll find the right commercial property finance solution across 30+ lenders. Free 15-min strategy call, no credit check, no obligation.
Call Brian on 0401 333 636 | Frank on 0413 032 898 | info@ifgrp.com.au