Commercial property loans, Albury and the border

Quite a lot beyond the address. Victorian land sits under a different planning system with its own zone codes, and the searches and conveyancing follow Victorian practice. The duty position also differs: since 1 July 2024 Victoria has been transitioning commercial property away from transfer duty toward an annual tax on site value. Your accountant and the relevant state revenue office should confirm the position for the specific property.

Yes. We arrange commercial finance across Australia, and border purchases are routine here. What changes is the paperwork rather than the lending: Victorian certificates and searches instead of NSW ones, and a valuer familiar with that market. The LVR and structure work the same way, with standard commercial security reaching up to 80% of value.

From $50K up to $30M. Freight and border-services buyers sit across that whole span, and the loan is sized on the security and servicing rather than on which side of the river you settle.

Standard commercial and industrial security reaches up to 80% of value on either side of the river. Predominantly hardstand or vacant industrial land sits closer to 65%. Up to 100% of the purchase price is achievable where you add equity from a property you already own.

An annual tax that replaces transfer duty on qualifying commercial and industrial property over time. A property enters the reform on its first sale on or after 1 July 2024, duty is paid on that entry, a ten year transition runs, and the tax then applies at 1% of site value while later sales may be exempt from transfer duty. Confirm the specifics with the Victorian State Revenue Office and your accountant.

It helps a great deal here, because two states means two planning systems, two duty regimes and two sets of searches, and a lender file has to reflect the right one. Ardent Capital Group sits on Clarence Street in the city, handles Sydney commercial property day to day, and arranges finance in Albury and Australia-wide.

We fund the full range here: depots, warehousing and hardstand yards, production and food manufacturing space, retail and hospitality in both CBDs, consulting suites and allied health, accommodation, childcare, professional offices, and tenanted investment stock. Lender appetite differs sharply across those, which is why we match the property to the lenders that write it.

A commercial rate is set per file rather than off a shelf price. It moves with the security and the structure, the LVR, the loan size, the entity you borrow through, and whether the lender is verifying your full financials or just the lease. We will tell you the range your deal genuinely sits in before you spend anything, and where the levers are.

Transfer duty is charged on the dutiable value of the property on the general NSW scale, and there is no owner-occupier or first-buyer concession the way there is on a home. Surcharge purchaser duty applies to residential-related property, so a purely commercial purchase is generally outside it. Duty and GST are funds you bring to settlement rather than part of the loan, so we set your funds-to-complete figure with you before you exchange. Revenue NSW publishes the current scale.

Not at all, and it is very common here. Lenders in this market are used to it. What they will want is a clear picture of which entity trades, which entity will hold the title and which one services the loan. Setting that out plainly at the start saves a round of questions later.

Yes, it is possible, and we arrange these. It is also one of the more intricate purchases in commercial finance, and the detail is what decides whether it works. The fund borrows under a limited recourse borrowing arrangement, so the property sits in a separate holding trust and the lender can only come after that one property. From 10 August 2026 a new arrangement can only be used for business real property: a property used wholly in a business generally qualifies, a property with a residence attached generally does not. Your operating company leases the property back from the fund, in writing, at market rent supported by an independent appraisal, and the rent has to actually be paid. Cross-collateralisation is not available inside super, so the fund needs its own deposit and the 100% LVR structures described elsewhere on this page do not work here. Standard commercial security inside a fund is generally available to 65% to 80% of the lender's valuation, with cash left in the fund after settlement. We know this sounds complicated, and we can assist to make things clearer. Reach out to our team and we will guide you through the entire process. We structure the finance, tell you which lenders will take a Albury commercial property as SMSF security and on what terms, and bring in the SMSF specialists and licensed advisers who set the fund side up. You will not be working it out on your own. Get that right and it is a solid, compliant structure. Our business real property page sets out what that test requires and the situations that decide it.

A straightforward owner-occupier purchase with clean financials usually settles in four to six weeks, and can be as quick as two weeks where the documentation is ready at the start. Victorian purchases can take a little longer where searches and certificates run through a different system, and SMSF purchases longer again. We give you a realistic timeline for your specific property before you commit to a date.

Sometimes it does. Not every lender is comfortable with a structure that trades in one state and holds property in another, and some will not lend outside their usual footprint at all. A decline from one lender does not mean the deal is not fundable. Non-bank and specialist commercial lenders take a different view, and we will give you a straight assessment first.

Ardent Capital Group brings the same method to every client: execution and strategy, clear advice for smart lending, and long-term growth. That means the right lender, structure and timing, straight advice so you borrow with confidence, and today's deal built toward where you want to be tomorrow. We are specialists in helping business owners secure finance to purchase their own property, and we understand the complex structures that often sit around it, including multiple trusts, holding companies and self-managed super funds. On the border that method earns its keep on the groundwork. Getting the right state's certificates, searches and duty position into the file at the start is what keeps a cross-border purchase moving. We have facilitated more than 1,000 commercial and residential mortgages and funded over $2B. Every figure is subject to serviceability, lender appetite and approval.

Identification, the contract or property details, recent business and personal financials, tax returns, bank statements, and details of your entity or trust structure. A Victorian purchase adds the Victorian certificates and searches. Note which state each entity is registered and trading in.

Most of the time, no. Where a deal needs significant preparation or is unusually complex, a small mandate fee may apply, and we will always tell you plainly before any work begins.

Although we are based in Sydney, we service clients across all major Australian cities, including Melbourne, Perth, Brisbane, the Gold Coast, Adelaide, Canberra and Hobart, along with their surrounding regional areas. Wherever your commercial property is located, we can arrange your finance.

Although our main speciality is property loans for business owners, we also assist with asset finance and working capital for Albury businesses. On asset finance, that covers processing and refrigeration plant, forklifts, trucks and trailers. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding to cover stock, supplier payments and cash-flow gaps. We also arrange home loans, planned alongside your commercial borrowing: cross collateralisation, guarantees, shortfalls and trust income included. See home loans for business owners.

Yes. That is our core ethos, helping you understand the right strategy, structure and clear advice from the very first conversation. Our main borrower profiles are established business owners and commercial property investors seeking finance from $50,000 upwards for their company, so a first commercial loan is well within our wheelhouse. Smaller sole-trader and consumer-style ABN lending sits outside our field.

No. Arranging finance and advising on financial products are two different disciplines, and we do the first. What we bring is the credit analysis lenders require, the structuring of the facility, and the strategy for putting your application in front of lenders whose appetite matches it.

Because we act as a credit representative under an Australian Credit Licence, we do not give financial product, superannuation, taxation or legal advice, and nothing we provide should be taken as such. Where your circumstances need that input, we are happy to work with your accountant, financial adviser and solicitor to understand the full picture before anything is submitted.

The information on this page is general in nature and does not take account of your objectives, financial situation or needs.