First home, upgrading to the family home, refinancing, building a portfolio, an SMSF purchase, a credit file that isn’t spotless, a commercial venture — we’ll structure it, benchmark it, and quietly get it over the line.
Tap the chat assistant at the bottom-right of the screen — ask about deposits, borrowing power, first-home buyer grants, refinancing or LMI, any time of day.
Your loan structure shapes the life of your mortgage — interest rates, repayment flexibility, offset, redraw. We compare across 40+ lenders (including all four majors and specialists) to secure the most competitive terms for your situation.
Grants, schemes and exemptions stack up fast — but only if you apply in the right order. We'll walk you through every benefit you qualify for.
If your rate starts with a 7 — or you're sitting in the high 6s and haven't reviewed in a while — there's likely a sharper deal waiting. We benchmark your loan against 40+ lenders — free, with full numbers.
Whether you’re outgrowing the first place, moving for schools, or right-sizing for retirement, the order you sell and buy is the biggest decision — not the rate on the new loan. Get sequencing right and you avoid paying bridging interest, double stamp duty, or renting for six months in between.
Both legs of your move settle the same day. The buyer of your existing home pays in, your outgoing lender discharges, the funds flow into your purchase, and your new lender advances. No bridging interest, no double moves, no renting in the gap. PEXA does the heavy lifting electronically — modern conveyancing makes same-day chains far more reliable than they were five years ago.
Safest path. You know your budget to the dollar, no bridging cost, best buying leverage. The trade-off: you may need to rent or stay with family for a few weeks to months while you find the next one.
Right for tight markets or when you’ve found the home. Needs bridging finance or a strong equity release. You carry two loans briefly — we structure the sale window to minimise interest cost.
Short-term “peak debt” facility up to 12 months. Interest is usually capitalised (added to the loan) — meaning no repayments until your sale settles. Only a handful of lenders price this well.
If you have meaningful equity in your current home, we can cash it out (up to 80% LVR) as the deposit on the new one — no need to sell first, no LMI on the new loan.
Many loans let you “port” to the new property — keeping your rate, your offset, and avoiding break costs on a fixed loan. Not always better than a full refinance — I’ll run the numbers both ways.
Retirees and empty-nesters have different lender options — and different tax moves. ATO’s downsizer super contribution, main-residence CGT exemption, pension asset test. We’ll coordinate with your accountant.
We don’t sell property. For CGT, pension and super advice, please consult a qualified accountant or financial adviser.
Whether it's property one or property ten, the structure decides the ceiling. We work with your accountant to get it right from the first loan.
When to use IO (cashflow, tax position), when to use P&I (equity, rate), and the crossover point most brokers miss.
Single, dual, or split-facility offsets — structured so your cash reduces interest on the right loan.
We coordinate with your accountant so the loan structure, ownership and deductions all line up.
How to avoid it — and how to unwind it if you've already been sold on it by a bank.
Tap equity from your existing portfolio to fund your next deposit — without redrawing the wrong way.
Lending into family trusts and Pty Ltd entities — with lenders who actually understand the structure.
The second loan is where most investors get stuck. Your existing loan is assessed at the “floor rate” (~8%), not your actual rate — which kills serviceability fast. We show lenders who use actual rent and actual repayments, not conservative haircuts.
Which lender to use for property 1, 2 and 3 — and in what order. Get this wrong and you’ll hit a serviceability wall at property 3. The right order lets you stretch 2–3 more properties before needing to pause.
If you paid LMI (lender’s mortgage insurance) on an earlier loan, that money is gone — but lenders handle it differently when you refinance. Some re-charge it, some don’t. We know which ones preserve your existing LMI credit.
Converting non-deductible home debt into deductible investment debt over time. Requires clean split-loan structure and disciplined record-keeping. We set up the loan architecture; your accountant drives the tax side.
Buying in QLD, VIC or WA from Sydney — lender-specific rules on remote buyers, interstate stamp duty, land-tax thresholds by state, and which lenders will value a property you’ve never seen in person.
Live where you want (Inner West, Northern Beaches, Eastern Suburbs), invest where the numbers work (growth corridors, regional yield plays). Lender policies vary on whether “principal place of residence” can be rented.
We’ll map your total exposure across all lenders, model the serviceability squeeze on the next purchase, and identify two or three lenders who’ll actually say yes — before you lodge and burn an inquiry on your credit file.
A credit-assessed pre-approval — your file actually goes through the lender’s assessor, not just a calculator output. That’s the version that holds up at auction and on cooling-off. We prepare the full application, gather the paperwork, and submit to the lender most likely to say yes for your file.
Approval and settlement timelines depend on the lender, documentation, valuation and external parties. Fastest-on-record figures are not guaranteed outcomes.
SMSF property loans are the most rule-heavy lending in Australia. Bare trust, LRBA compliance, liquidity tests, related-party rules, sole-purpose test. The ATO draws tight lines, and only a handful of lenders write these properly. Get the structure right and it’s a powerful long-term asset. Get it wrong and you risk the whole fund.
A separate bare trust holds the property while the loan is running — the SMSF is the beneficial owner, the bare trust is on the title. Most funds need a corporate trustee too. Setup runs roughly $1,500–$3,500 depending on who drafts the deed. We coordinate this with your accountant before the offer’s written.
A Limited Recourse Borrowing Arrangement means the lender can only claim the single asset if things go wrong — not the rest of your fund. The property must be acquired for retirement benefit (sole-purpose test), and your fund must stay liquid enough to service the loan plus meet pension obligations.
The Big Four exited SMSF lending years ago. Today it’s a specialist market — roughly 8–10 active lenders, each with different policy on LVR, trustee type, existing-fund size and property location. Rates typically run 0.5–1.0% above standard investment lending. Matching your fund to the right one matters more than headline rate.
When the loan is fully repaid, the property transfers from the bare trust into the SMSF directly — no stamp duty event in most states if the paperwork is correct. That’s the endgame most trustees are aiming for. We plan the payoff path at application, not at the finish line.
"SMSF property is one of the most scrutinised areas of finance. Get one thing wrong — the name on the contract, the flow of funds, the trust deed — and you risk your whole fund. I only do these loans with specialist lenders and a qualified SMSF accountant in the room."
The single best loan structure we arrange for property investors — and the one most brokers either botch or avoid. We've built this practice around it.
You buy the land, then draw down the build in progressive stages as the home goes up. You only pay interest on what's drawn, not the full approved limit. That single structural choice changes the economics for investors more than any rate negotiation ever will.
Most self-employed borrowers get told “come back with two years of tax returns.” That’s lazy advice. Lender policy has evolved — some lenders accept just one year of financials, others want two. If you’re a company director, your PAYG wage slips may be all the income evidence the lender needs — no tax returns required. What you need is a broker who knows which lender does what.
Below is the plain-English version of what Full Doc, Alt Doc, and Low Doc actually mean in 2026 — what each requires, the LVRs each goes to, and when each is the right move.
For self-employed borrowers with 1 or 2 years of financials — lender-dependent. If you’re a company director on PAYG, your wage slips alone may verify income at several lenders — no tax returns needed.
For borrowers with 6–12 months trading but no lodged tax returns yet. Major banks and prime lenders will still approve — they just accept alternative evidence of income.
For the tough cases — no BAS, irregular income, or complex structures. Specialist-lender territory. Higher rates, tighter LVR, but approvals are possible when majors say no.
Defaults, arrears, discharged bankruptcy, paid-off judgments, Part IX agreements. There’s a specialist-lender pathway for almost every credit situation — and a clear route back to prime in 12–24 months.
A major bank’s automated system will decline almost any file with a default, regardless of context. A specialist lender — and there are several on our panel — looks at the story behind the mark: what it was, whether it’s paid, when it happened, and what’s happened since. Different mark, different rate, different LVR. Being declined by a bank doesn’t mean being unfinanceable.
Office, retail, industrial, mixed-use — funded by specialist lenders with terms the majors can't match on commercial. Lease-doc, low-doc and full-doc scenarios all on the table.
Dual-occ, duplex, townhouse and small subdivision projects. We structure senior debt (and mezzanine where it makes sense) to match your build timeline and exit.
Working capital, equipment finance, overdrafts, expansion funding — structured to match your cash flow and growth plans, not the other way around.
Line-of-credit facilities sized to your seasonality — draw when you need to, pay down when you don't.
Vehicles, machinery, fit-outs, tech — structured as a chattel mortgage or lease to suit your tax position.
Unlock cash tied up in your receivables — turn 60-day invoices into same-week cashflow.
Sole traders, partnerships, Pty Ltds and trusts — we've worked across every common business structure.
Funding for new locations, strategic hires, M&A and growth plays — priced on trading history, not just assets.
When BAS and accountant-prepared statements are enough, we know the lenders who lean on them.
Plain-English answers to the things people actually wonder before booking a call. If your question isn’t here, ask it on the call — that’s what the call is for.
No. Lenders pay a standard commission on settlement — disclosed in writing before you sign anything. Your interest rate isn’t marked up to cover it; you pay the same rate you’d get walking into the branch yourself, with the difference that I’m looking across 40+ lenders, not pitching you the one product behind a counter.
For owner-occupiers, lenders go down to 5% deposit (sometimes 2% under the Home Guarantee Scheme), but you’ll pay LMI under 20%. Investors usually need 10–20%. The honest answer is: there’s no single number — it depends on your income, the property type, the lender, and whether you qualify for grants. I’ll work out your realistic deposit on the first call.
Only formal lender enquiries hit your credit file — and I don’t lodge any until you’ve chosen the lender. The first few conversations are pure research: I match your profile to lender policy, request indicative pricing, and only formally apply when you say go. Most clients have one credit enquiry on their file by settlement.
Pre-approval is the lender saying “based on your income, deposit and credit, we’d lend you up to $X” — valid 90 days, subject to property valuation. Unconditional (full) approval comes after you find a property, the lender values it, and the file is signed off. You bid at auction with pre-approval, you settle with unconditional.
For a clean file with the right lender, pre-approval can come back in 2–24 hours. Most files take 3–5 business days. The honest answer: speed depends on document completeness, lender choice, and whether anything in the file needs explaining. CBA Platinum, Westpac Platinum and St.George Flame submissions go through dedicated assessor channels — usually faster than a standard branch lodgement.
Almost always. A decline at one bank means that one bank’s policy didn’t fit your file — not that you’re unfinanceable. Different lenders read income, credit and deposit differently. Specialist and second-tier lenders cover situations majors decline. Bring me the decline reason and I’ll tell you the realistic next move.
Yes — but the LMI doesn’t transfer. Once you’ve paid LMI on a loan, that money is gone; if you refinance and you’re still under 80% LVR with the new lender, no new LMI. If you’re still under 80% on the new valuation, you’re clear. We crunch this carefully — sometimes waiting 6 more months for capital growth saves you LMI on the refinance.
Variable gives flexibility (offset, redraw, extra repayments without penalty) but rate moves with the market. Fixed gives certainty for 1–5 years but break costs apply if you sell or refinance early. Split combines both. The right answer depends on your timeframe, cash buffer, and how much rate risk you can absorb. We’ll model both for your file.
Lenders stress-test your application at a “floor rate” (currently around 8.0%) — not your actual rate — precisely so you can absorb a few percentage points of increase. If rates climb beyond that, your repayment goes up. We always model the headroom before you commit, and a 12-month rate review is standard with my files.
The usual list: ID, last 2 payslips (PAYG) or 1–2 years tax returns + BAS (self-employed), 3 months bank statements showing income, list of debts/credit cards, and any existing loan statements. I send a tidy checklist after the first call — nothing gets requested twice.
Yes — and for most upgraders it’s the cleanest path. Both contracts settle the same day, sale proceeds flow straight into the purchase, no bridging interest, no double moves. The trick is the contract sequencing: list and sell first with a 6–8 week settlement, then negotiate the purchase to match. PEXA makes the same-day chain reliable. We keep bridging pre-approved as a fallback, and don’t lift purchase finance conditions until your sale is unconditional. Full walk-through →
The federal government acts as guarantor on up to 15% of your purchase, letting you buy with as little as 5% deposit and skip LMI altogether. There are eligibility caps (income, property price, citizenship/PR) and limited scheme places per year — HGS, FHGS, RFHBG and Family Home Guarantee each have their own rules. I’ll work out which one you’re eligible for in the first call.
Yes, depending on the visa class. Major banks lend to PR holders on the same terms as citizens. Several lenders write loans for 482, 491, 494 and 485 visa holders — usually with deposit and FIRB requirements that need careful planning. We map this on the first call so you don’t waste time on lenders who won’t consider you.
Under the National Consumer Credit Protection Act 2009, brokers are legally required to act in your best interest — not the lender’s, and not our own commission. Lender choice has to be genuinely justified by your circumstances, in writing, and is auditable. It’s a meaningful protection, not a marketing line.
No. The first call (and second, and tenth) is free and obligation-free. You only pay nothing at any stage — lender pays the commission on settlement. If you decide we’re not the right fit, you’re not on the hook for anything.
Office in Castle Hill (33 Oakhill Drive, NSW 2154). Most clients are Sydney-wide — we cover Blacktown, Parramatta, Hurstville, Liverpool, Castle Hill, the Hills District, the South-West growth corridor, and everywhere in between. Happy to take files from anywhere in NSW; for interstate, depends on the lender and the deal.
Question not on the list? That’s what the call is for.
Book a free 20-min chat →Send us a few details and we'll tell you — honestly — whether now's the time, and what the right loan looks like.
