Whether you're buying your business premises, building from the ground up, or moving on a development opportunity that's just landed — we structure commercial finance the right way and get the deal across the line. WA-built, nationally capable, second to none at finding the angle.
Commercial deals don't move on rate alone. The structure decides whether your repayments work with your business cash flow, whether the lender values the property fairly, and whether you have flexibility three years from now when your circumstances have changed.
We've structured commercial finance for trades businesses buying their own premises, investors picking up retail strata, developers funding small townhouse builds, and operators expanding into a second site. Different deals, same approach: understand the property and the borrower properly, find the right lender for both, and structure it so it still works in five years' time. Tell us what you're working on. We'll tell you straight what's possible.
Their main bank quoted a 35% deposit. Pilbara Finance structured it as owner-occupier, got the deal across on 25%, and the repayments came in lower than the rent.
Commercial lending isn't residential. The wrong structure can cost you more than the wrong rate.
A warehouse in Welshpool, a strata office in West Perth, a regional commercial property in Geraldton — each one gets valued and assessed differently depending on which lender's looking at it. We know which lenders are genuinely active in the WA commercial market right now and which ones price the deal fairly versus applying a generic regional discount. The difference can be 10 percentage points of borrowing capacity on the same property.
If your business will operate from the property, lenders assess the deal on your business serviceability — not just rental yield. That usually means a better rate, a higher loan-to-value ratio, and a deposit you can actually fund. We make sure that distinction is structured properly from day one.
A commercial loan you take today should still work in five years when your business has grown or you want to refinance and pull equity for the next purchase. We structure with that in mind — interest-only periods where they suit, sensible lock-in terms, and exit conditions that don't trap you.
Perth commercial lending has its own rhythm that east-coast generalists often miss. We know the local market, the active lenders, and the angles — and we run deals across Australia using the same approach.
The conversation, the structure, the settlement — all handled.
The property, the price, the timeline, what you're planning to do with it. We'll give you a fast read on whether the deal stacks up and which lenders are likely to compete for it.
We work through the entity holding the property, the loan-to-value ratio, the term and repayment shape, and the lender whose policies actually match the deal. Recommendation, alternatives, reasoning — all on the table.
We package the deal so it sails through credit, coordinate the valuation, and stay on top of the lender right through to settlement. Most commercial deals settle within 4–8 weeks of formal application.
Tell us a few quick details. We'll model your indicative loan-to-value ratio (LVR), deposit gap, repayments, and how owner-occupier vs investor vs construction stack up.
Use type drives the LVR cap and the rate band more than anything else.
Specialised property (childcare, service stations, hotels, medical) tightens LVR by ~5%. Standard office/retail and industrial sit at the indicative caps.
And how much equity or cash you're putting against it.
Term and repayment style change your monthly cash flow significantly.
Interest-only reduces the monthly figure but the principal remains. Common on investor commercial deals for the first 1–5 years to keep cash flow against rent.
Indicative — actual rate depends on lender, lease covenant strength, and your business profile.
Indicative bands — Owner-occupier 5.99–6.99%, Investor 6.69–7.49%, Construction 7.49–8.49%. Rate auto-snaps when you change use type unless you've manually picked.
Estimate at the chosen rate. Real pricing depends on lender, lease covenant strength and supporting docs.
Same purchase price, same term, same repayment style — only the LVR cap and rate band change with use type. Construction sits tightest because lenders are pricing the build risk; owner-occupier is sharpest because your business covenant backs the deal.
Have a quick chat with a Pilbara Finance broker. We'll match your deal to the right commercial lender, optimise the LVR and lease structure, and get you indicative approval inside a few business days.
Estimates only. This calculator does not assess credit and is not a credit offer. LVR caps shown are typical commercial-lender bands at May 2026; specialised properties tighten by ~5%. Real pricing and capacity depend on the property, lease covenant, your business serviceability and the lender. Pilbara Equities Pty Ltd, CRN 478535, of Mortgage Specialists Pty Ltd, ACL 387025.
Commercial lending has more moving parts than residential. Here's what actually matters.
The single biggest factor in commercial pricing. If you're buying premises your own business will operate from, lenders treat it as owner-occupier — they look at your business serviceability and the property together, which usually means a higher loan-to-value ratio (often up to 80%), sharper rates, and a manageable deposit.
If you're buying a property to lease to someone else, lenders treat it as investment — assessed primarily on rental yield, with tighter loan-to-value caps (typically 65–70%) and a higher rate. We make sure your deal is structured against the right category from the start. Mixed-use scenarios — a building where you occupy part and lease out the rest — have their own specific pathway, and we know which lenders handle those well.
Standard commercial deposits in the current market sit around 30% of the property value for investors and as low as 20% for strong owner-occupiers. If you've got existing equity in residential or commercial property, that can sometimes substitute for the cash deposit on a new purchase.
We work out your borrowing capacity properly on the first call — based on your business cash flow, existing equity, and the specific property — so you know what you can offer before you walk into a negotiation.
Standard commercial deals usually need two years of business financials and tax returns, recent Business Activity Statements (BAS), current bank statements, and details of any existing debt. If you're buying with a long-term tenant already in place, the lease itself is a critical document — strong leases to good tenants directly improve the deal.
If you're light on financials (newly structured business, recent restructure, complex group structure), there are specialist lenders that work off alternative documentation, and we know which ones to send your deal to.
Some commercial opportunities don't wait for a 6-week bank assessment. If you've found a property that's about to go to auction, or you need to settle quickly to secure a deal, there are short-term and bridging structures that can fund inside two weeks — sometimes faster.
They cost more than standard commercial loans, but they get the deal done while a longer-term refinance is being arranged in the background. We'll always tell you whether your situation genuinely needs this fast lane or whether a few extra weeks of patience would land you a much sharper rate.
If you're building rather than buying — a small townhouse development, a warehouse build-to-suit, a major commercial fit-out — funding is staged differently. Commercial construction lending releases the money in progress payments tied to build milestones, with interest charged only on what's drawn.
Lenders need to see fixed-price contracts, registered builders, and realistic budgets with proper contingency. We've structured plenty of these and know which lenders move quickly through the construction stage and which ones drag.
Commercial rates and lender appetites shift constantly. If your existing commercial loan is more than two years old, there's a fair chance the deal can be sharpened — either by repricing with your existing lender (sometimes possible once we put a competing offer alongside) or by refinancing somewhere else.
Send us a copy of your current loan terms and we'll come back with a straight answer on whether refinancing actually saves you money once exit and setup costs are factored in.
How we helped a Welshpool trade business buy the warehouse they'd been renting for eleven years.
Raj and Anita Patel had leased the same 950sqm warehouse in Welshpool for eleven years, paying around $108,000 a year in rent. The owner contacted them — he was selling, and was offering them first option at $1.6 million. They had two weeks to decide. Their main bank had quoted a 35% deposit (around $560,000) and a rate sitting comfortably north of where the market actually was. The conversation had stalled.
Their business turnover was strong and their financials were clean. The warehouse was a property they'd be operating from themselves — which meant we could structure the deal as owner-occupier rather than investor, opening up better lenders and tighter pricing. By Thursday we had three lenders competing. The one we recommended offered them 75% LVR (deposit of $400,000), a 25-year term, an interest-only window for the first three years to support cash flow during the rent-to-mortgage transition, and a rate around 1.4% sharper than their main bank's offer. They settled inside six weeks. Their monthly repayments came in lower than the rent they'd been paying — and now they own the building.
Composite scenario built from multiple real Pilbara Finance commercial property purchase transactions. Names, locations and identifying details are illustrative; the timeline, structure and pricing reflect the kind of outcomes our specialist commercial lender panel produces in 2026.
The questions that come up on every first commercial conversation.
Send us the property details, your rough numbers, and your timeline. We'll come back inside a business day with a clear read on whether the deal stacks up, what the borrowing capacity looks like, and what lender we'd take it to.
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Takes about 60 seconds. We'll come back inside a business day with a clear read on the deal.
A few quick details and we'll give you a ring. Usually takes about 30 seconds.
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Tell us about the property — what it is, where it is, what you're paying, and what you're planning to do with it. We'll come back fast with the borrowing capacity, the deposit you'd need, the lenders likely to compete, and the structure we'd recommend. Whether you're 48 hours from auction or just kicking the tyres, the conversation is worth having.
"Three lenders competing inside two days. Owner-occupier structure with a sharper rate than our main bank could match — repayments lower than the rent."
Working capital, equipment, and growth finance structured for how your business actually runs.
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