Childcare investment property loans

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. As an investment, a tenanted centre is read the way an investor does, weighing the operator's lease term, the net return and how secure the approved places are. As you add centres or other assets, the same team is there well beyond settlement. Every figure is subject to serviceability, lender appetite and approval.

More than many investors expect, once your file reaches the right lender. The best lenders treat a leased childcare centre as standard commercial security and fund it up to 80%, while others sit at an indicative 65%. Getting you to the lender that lends the most against the lease is exactly what we do.

It matters, and on a well-tenanted centre it works in your favour. The operator’s covenant, which is the strength of the tenant standing behind the rent, is one of the first things a lender looks at. A centre leased to a large listed operator such as G8 Education reads one way, and a centre leased to an established independent operator reads another, and both can make a strong case when they are presented properly. A listed covenant brings the weight of a large balance sheet, while a strong independent with a long track record and a full centre can be every bit as bankable. Our job is to present the covenant to the lender that values it most.

The range for a leased childcare centre runs from an indicative 65% up to 80%, and the lender you are taken to decides where you land. Adding equity from a property you already own can lift that to 100% of the price, though not inside an SMSF. The figure depends on your file, so talk to us.

Because when you buy a leased childcare centre, the lease and the covenant are the asset. Childcare leases are long, often 15 to 20 years, usually triple-net so the tenant pays the outgoings, and they carry fixed annual rent reviews. That long weighted average lease expiry locks in the income, and a lender rewards it, because the rent is what the loan is tested against. A strong lease on a good covenant is what lets a well-tenanted centre borrow further than most investors expect, and it is why we build the whole case around the lease rather than the bricks.

Yes, and that is a good thing on a well-run centre. Even though you are the passive landlord, the operator’s performance underpins the rent, so it matters to the lender. A centre’s ACECQA quality rating, its number of licensed approved places, and its occupancy all speak to how comfortably the operator can keep paying you. A well-rated, well-occupied centre strengthens the case we put to the lender. Where a centre is newer or still filling, we frame the ramp-up and the local demand behind it, so the lender sees the trajectory rather than a single snapshot.

Yes, and it is a genuinely attractive position to buy from. You are buying an income stream that is already running: the operator is in the centre, the lease is signed, and the rent is being paid. That gives a lender something solid to assess from day one, because the property already earns. You do not need childcare experience to buy one, because you are the landlord and not the operator, so your job is simply to own a well-tenanted asset.

It is a genuine tailwind for the income. The Child Care Subsidy is paid to families to help with the cost of care, which supports demand for places across the sector and, in turn, the operator’s ability to keep the centre full and pay the rent. It is a factual strength of the sector rather than a promise about any one centre, so we present it as part of the demand picture behind your tenant, alongside the centre’s own occupancy and waitlist.

Yes, and most investors do. A discretionary trust, a unit trust or a company is a common way to hold a leased childcare centre for the long run, and the structure shapes the tax position, the asset protection and which lender will look at the deal. Some lenders reduce the LVR for trust or company borrowers and others do not, so it is worth settling the structure before you make an offer. Directors, trustees and guarantors will be asked for personal guarantees regardless of the structure. We present the structure to the lender that reads it most favourably.

The lease is the asset, so it is worth reading closely, and it is a document rather than a mystery. Check the remaining term and the weighted average lease expiry, the rent review mechanism, whether the lease is genuinely triple-net, any options to renew, and who guarantees the rent. Confirm the licensed approved places and the current occupancy, because they underpin the operator’s ability to pay. We read the lease and the operator picture before you exchange, not after, so your numbers are built on the real position.

Yes, it is possible, and we arrange these. A childcare centre sits comfortably inside an SMSF purchase. 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 centre 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 centre used wholly as a childcare centre qualifies, and it does not matter whether you or a tenant occupies it. A centre with a residence attached to the same title generally does not. The childcare operator leases the centre 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. Lenders cap SMSF lending below a standard purchase, generally between 65% and 80%, and want cash left in the fund after settlement. We know this sounds complicated. It is, and that is exactly why we do it every day. 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 childcare centre 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.

Very often, yes, and a decline is usually better news than it feels like at the time. On this asset it is frequently a question of lender fit rather than anything wrong with your file: the centre simply went to a lender that prices childcare conservatively, when another lender treats the same well-leased centre as standard commercial security and lends considerably more against it. That is a solvable problem, and solving it is the most common reason investors come to us. We will look at your situation and give you a straight, encouraging answer on where it is fundable.

Because on this asset the spread between lenders is unusually wide, and going direct means you only ever see one point on it. The maximum for a leased childcare centre ranges from an indicative 65% up to 80% depending on the lender, the majors publish no investor limit at all, and the loan terms differ by more than a decade. Knowing which lender reads your lease, your operator and your structure most generously is the whole job. Presenting a good, well-tenanted centre to the wrong lender is how a fundable purchase gets priced down.

Most of the time, no. We are paid a commission by the lender once your loan settles. Where a purchase requires significant preparation, a small mandate fee may apply, and we will always be upfront about this before 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 childcare centre is located, we can arrange your finance.

Although our main speciality is property loans for business owners, we also assist with childcare fit-out finance and cash flow for childcare operators. On asset finance, that covers vehicles, plant and equipment for your broader interests. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding to cover a deposit on the next centre, a portfolio acquisition, or the gap between settlements.

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 commercial property investors and owner-occupiers seeking finance from $100,000 upwards, and buying your first leased childcare centre is very often a first commercial purchase, so it is well within our wheelhouse. We will walk you through the lender spread, what the centre will actually value at, and the deposit you will genuinely need, before you commit to anything.