IVF clinic 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. An IVF clinic is a specialised premises, and how it is assessed and funded matters as much as the rate, so the case reflects that from the start. As the practice expands or you add to the portfolio, we stay in your corner long after the keys change hands. Every figure is subject to serviceability, lender appetite and approval.

Going direct to one lender means one credit appetite and one answer, and an IVF clinic is a specialised, licensed asset that many lenders assess cautiously. A purpose-built ART clinic, with its embryology lab and cryostorage, does not fit standard commercial credit models. A specialist broker knows which lenders will consider the asset, how conservatively each treats a non-transferable fit-out, and how to present cycle-based income and accreditation so the application holds together. You reach the lenders that fit how you trade, so you do not have to knock on every door, rather than collecting declines.

For an owner-occupier IVF clinic, LVRs typically sit around 60% to 70%, lower than a standard medical practice because the embryology lab, cryostorage and theatre fit-out are highly specialised and valued conservatively. Investment-leased clinics are assessed on the lease and operator covenant. Talk to us and we will size it against your file.

A specialised licensed asset takes longer than a standard commercial purchase, typically around six to ten weeks with a major bank and four to eight weeks with a non-bank lender. The extra time reflects the specialised-use valuation, the review of RTAC accreditation and NHMRC licensing, and the separate equipment finance. We give you a realistic timeline upfront and run the property and equipment approvals in parallel so your settlement schedule holds.

For a full-doc application, most lenders require two to three years of clinic financial statements and tax returns, personal tax returns for all guarantors, the RTAC accreditation and licensing details, and the contract of sale. If the borrower is a company or trust, the relevant deed or constitution and its financials are also needed. Many fertility groups bill through a service entity and do not fit a standard full-doc assessment, so non-bank lenders offer alt-doc and low-doc options evidenced through an accountant's declaration, BAS statements or bank statements. These come with slightly higher rates but suit borrowers whose paperwork understates income. We work through your income situation upfront to identify the best approach.

Owner-occupier finance is used when your fertility clinic occupies the building. Lenders assess the clinic cycle billings and trading history alongside the property, at owner-occupier LVRs around 60% to 70%. Investment-leased finance is used when a property entity, often an SMSF or trust, owns the building and leases it to the operating clinic. There the assessment focuses on the lease, the market rent and the operator covenant. Either way the specialised-use valuation applies, and the equipment is financed separately from the building.

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 trading clinic generally qualifies. A shell bought to be fitted out may not be in business use at acquisition, which is a question to settle before you exchange, not after. Your operating company 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 fertility 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.

They are central to how a lender and valuer view the asset. RTAC accreditation and NHMRC licensing make the clinic a regulated, purpose-built facility, which narrows the pool of lenders willing to fund it and lengthens due diligence. The embryology lab, clean-air handling, cryostorage and theatres are largely non-transferable, so a valuer discounts them below cost and assesses the building on a specialised-use basis. That steps the LVR down to around 60% to 70% and pushes the specialised fit-out and equipment onto separate finance rather than into the property loan.

In part. The building is funded on a commercial mortgage, but the specialised fit-out and equipment, the embryology lab, the liquid nitrogen tanks and cryostorage, the clean-air plant and the theatre kit, is generally financed separately through a chattel mortgage or equipment finance. Keeping the depreciating equipment off the property security protects the loan and matches the finance term to the life of each asset. Where a new fit-out is being built, a progress-draw facility can release funds against invoices as the works proceed.

Often, yes. A decline usually means the asset did not fit that lender credit model, not that it cannot be funded. Many banks are cautious on specialised, licensed clinical property and its non-transferable fit-out. Non-bank lenders and specialist financiers assess these assets 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 IVF or fertility clinic premises are located, we can arrange your finance.

Although our main speciality is property loans for business owners, we also assist with IVF laboratory equipment finance and cash flow for IVF clinics. On asset finance, that covers your embryology lab, cryostorage and liquid nitrogen tanks, and theatre and clean-air equipment. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding to cover consumables and culture media, wages, and the timing of cycle billing.

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 fertility specialists and clinic operators 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.