Cosmetic and skin clinics property finance

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. Treatment income rises and falls through quieter and busier months, so we set the mortgage against how the clinic actually trades and place it with lenders who understand owner-occupied clinical rooms and read a specialised aesthetic fit-out on its merits. We stay with you as the practice grows into more rooms or a second location. Every figure is subject to serviceability, lender appetite and approval.

This is the single biggest factor in cosmetic clinic finance. A doctor-led medical cosmetic clinic, where a doctor or nurse practitioner oversees injectables and energy devices, reads as a healthcare business and can access owner-occupier LVRs around 65% to 70%. A beauty-led clinic or salon offering skin and laser treatments without that medical oversight is assessed as a retail service business, usually closer to 60% to 65%. The equipment alone does not decide it. We evidence the clinical governance, the practitioner mix and the income so the lender and valuer see the clinic correctly.

Going direct to your bank means one set of lending criteria and one answer. A cosmetic clinic is an unusual asset, part healthcare and part retail, and not every lender knows how to read it. Some will treat a doctor-led clinic as medical and price it sharply, while others default to standard retail terms. A specialist broker knows which lenders understand the difference and how to present the clinic so it is assessed on the right basis. You get the right lenders for your situation, so you are not enquiring lender by lender, rather than collecting unnecessary declines.

For a doctor-led medical cosmetic clinic, owner-occupier LVRs typically run to around 65% to 70%; a beauty-led clinic or salon sits closer to 60% to 65% as a retail service business. Where a lender recognises your profession, it can fund up to 100% on the clinic alone. Talk to us to size your file.

Location matters more for a cosmetic clinic than for most health businesses, because the high street or retail strip is part of how the clinic wins clients. Valuers weigh the foot traffic, the strip quality, the frontage and the strata scheme, not just the fit-out. A prominent, well-tenanted location supports a stronger valuation and a higher borrowing capacity. A secondary or high-vacancy location can pull the LVR down, even for a doctor-led clinic. We check the tenancy and zoning before an application goes in.

Yes. Lasers, IPL, RF and other energy devices are usually funded on separate asset finance rather than inside the property loan, which keeps the depreciating equipment off the property security and spreads its cost over its useful life. Treatment beds, retail fit-out and point-of-sale can be funded the same way, or a fit-out can be capitalised into the property loan where that works better. We map which route costs less over the life of the finance for your particular setup.

For a straightforward owner-occupier purchase, most clients receive indicative credit terms within 48 hours of our first conversation. Formal approval usually follows within one to two weeks, and settlement runs around three to six weeks with a bank, or two to four weeks with a non-bank lender. Beauty-led clinics, leasehold going concerns and trust or SMSF structures take longer because there are more moving parts to assess. We give you a realistic timeline upfront so your purchase schedule stays intact.

For a full-doc application, most lenders want two to three years of clinic financial statements and tax returns, personal tax returns for all guarantors, and the contract of sale. If the borrower is a company, trust or partnership, the relevant deed or constitution and its financials are also needed. Many clinic owners are self-employed or bill through a company and do not fit neatly into a standard full-doc assessment. Non-bank lenders offer alt-doc and low-doc options where income is evidenced through an accountant's declaration, BAS statements or bank statements rather than full financials. These come with slightly higher rates but open the door for borrowers whose paperwork understates what they earn. We work through your income situation upfront and identify whether a full-doc, alt-doc or low-doc approach is the right fit for you.

Owner-occupier finance is used when your own clinic trades from the premises. Lenders assess the clinic's private-pay income and trading history alongside the property, and offer up to around 65% to 70% for a doctor-led clinic. Investment finance is used when you buy a clinic property to lease to another operator. Lenders focus on the rental income, the lease terms and the tenant quality. Investment LVRs are typically lower, and a beauty-led tenant or a short lease can be harder to finance than a strong doctor-led covenant.

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 clinic 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 trading wholly as a business generally qualifies, a property with a residence attached generally does not. Your practice leases the clinic back from the fund, in writing, at market rent supported by an independent appraisal, and the rent has to actually be paid. SMSF lending caps well below a standard purchase, so the fund provides its own deposit and the full-price funding available outside super does not apply here. Cross-collateralisation is not available inside super either. Lenders cap SMSF lending below a standard purchase, generally between 65% and 75%, 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 cosmetic clinic 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.

Often, yes. A decline from your bank does not mean the purchase is not fundable. Banks have rigid credit policies, and a cosmetic clinic that sits between healthcare and retail does not always fit within them, particularly a beauty-led clinic or an unusual retail location. Non-bank and specialist lenders assess these differently, and sometimes a structuring or presentation issue is all that stood between you and an approval. We will give you an honest assessment of what is possible before proceeding.

Most of the time, no. We are paid a commission by the lender once your loan settles, so there is no cost to you. Where your financials are complex, your structure is unusual, or the purchase requires significant preparation before it can go to a lender, we may charge a small mandate fee depending on the complexity. We will always be upfront about this 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 cosmetic or skin clinic premises are located, we can arrange your finance.

Although our main speciality is property loans for business owners, we also assist with cosmetic equipment finance and cash flow for cosmetic clinics. On asset finance, that covers lasers, IPL, RF and energy devices, treatment beds, retail fit-out and point-of-sale systems. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding to cover skincare stock, marketing and wages, and the cost of opening or expanding a clinic.

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 cosmetic doctors and clinic owners seeking finance from $100,000 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.