Commercial finance broker for refinancing
A sharper rate on your commercial property loan
Looking to refinance?
Your current loan may not be the best available. Rates change, property values move, and your business position today is different to what it was at settlement. We review your existing facility and identify whether refinancing makes genuine financial sense.
We can help you:
- Move to a more competitive interest rate
- Release equity for growth or another purchase
- Restructure your repayment terms
- Switch away from a lender that no longer fits
- Refinance an SMSF commercial loan
- Consolidate multiple facilities into one
- Free up your working capital
- Model the full cost before you commit
- Get a straight answer on whether it is worth it
Who we help:
- Established business owners who require finance between $100k to $10M
- First-time borrowers who need a beginner-friendly strategy
- Sophisticated borrowers and investors who need a unique strategy and deal structure
- Urgent, time-sensitive deals that need to move quickly
- Self-employed and trust-structured borrowers who need their income presented properly
- Commercial property owners with multi-tenancy plans
Speak to a specialist today
1,000+
loans settled
$500M+
funded
Refinance
Whether a refinance stacks up
We help business owners and investors refinance existing commercial property loans. Whether you are chasing a better rate, releasing equity, restructuring repayment terms or moving away from a lender that is no longer performing, we review what you have, benchmark it properly and take the right deal to the right lender.
Funding from $100K to $10M
from over 60 bank & non-bank lenders
- ANZ
- Bankwest
- Bluestone
- Bank of Queensland
- Commonwealth Bank
- Firstmac
- ING
- Macquarie
- NAB
- Pepper Money
- Suncorp Bank
- Thinktank
Commercial refinance specialists
Commercial refinancing is a specialist area, and one we speak with clients about every week, for commercial property owners and investors reviewing an existing loan. The situations we refinance most often include:
- –Refinancing an existing commercial mortgage to a better rate
- –Releasing equity from a property that has increased in value
- –Restructuring from principal and interest to interest only
- –Moving away from a lender following poor service or rigid policies
- –Refinancing an SMSF commercial property loan
Commercial refinances are usually available to 70% to 80% LVR, priced off a fresh valuation that resets your usable equity. Any cash-out is assessed on the purpose of funds, break costs can apply where you are leaving a fixed rate, and a commercial refinance rarely attracts LMI.
Why businesses choose Ardent Capital Group as their broker
Execution and strategy
Strategy first, then execution. We structure your deal properly and take it to the right lenders for your situation, so you are not enquiring lender by lender.
Clear advice for smart lending
Straight answers on LVR, structure and timing, including when a deal does not stack up.
A long-term partner
We stay with you well beyond settlement, with lasting relationships and ongoing support from the team.
Refinance types
Commercial refinance scenarios we can help finance
Not all commercial refinances look the same. Some clients want a better rate. Others need equity. Some are fixing a structure that was not right to begin with. Below is an overview of the most common refinance scenarios we work with.
Refinancing to a better interest rate
If your loan was written a few years ago, the margin above the reference rate may be wider than a current lender would offer for the same security. Lowering the interest cost is the reason most borrowers first come to us.
A saving only counts once the switch is paid for, so we model break costs, discharge and establishment fees against the lower rate before recommending a move. Where the numbers do not stack up, we say so.
- Break costs on a fixed rate can outweigh the saving, while a variable facility usually discharges for a few hundred dollars
- Sharper pricing sits with the banks on full-doc, and with non-bank lenders where servicing is tighter
- Owner-occupier and investment commercial refinances rarely attract LMI, unlike residential
- A fresh valuation can move you into a lower LVR band and a better rate tier
- Full-doc on two years of financials, or alt-doc on BAS and an accountant’s declaration for self-employed borrowers
- We often approach your existing lender for a retention rate before moving you
Releasing equity from a commercial property
When a property has revalued higher than you paid, the gap between the current value and your loan can be drawn as cash. Owners use it for a deposit on the next asset, a fit-out, or to clear more expensive debt.
A lender advances against the new valuation up to its maximum LVR, so the release depends on that figure and your capacity to service the larger balance. We commission the valuation, model the usable equity, and structure the drawdown.
- Owner-occupier releases reach 65% to 75% LVR, with investment and specialised security sitting lower
- Cash-out for a stated purpose is straightforward, while unspecified equity release above a threshold draws more scrutiny
- Common uses include a deposit on another property, plant and equipment, or paying out ATO or tax debt
- Valuations are on an as-is market basis, and a tenanted asset is assessed on passing income rather than vacant possession
- Non-bank lenders often allow a higher cash-out LVR where a bank caps the release
- The revaluation resets your usable equity, so timing the refinance after value growth matters
Restructuring repayment terms
Not every refinance chases a rate. Some borrowers move to change how the loan is repaid, switching to interest-only to ease cash flow, extending the term, or folding several facilities into one repayment.
A lender assesses a restructure on current value, servicing and the years left to run, and an interest-only period needs evidence the business can carry the loan without paying down principal. We map the options and match the structure to your cash-flow needs.
- Interest-only periods run one to five years on commercial, then revert to principal and interest
- Commercial loans commonly amortise over 15 to 25 years, shorter than a residential term
- An expiring interest-only period can be rolled into a fresh term rather than reverting to higher repayments
- Splitting the balance between fixed and variable hedges rate movement while keeping some flexibility
- Consolidating a business loan, overdraft or ATO payment plan into the property facility can lower the blended rate
- Extending the term lowers repayments but raises total interest, so we show both figures
Moving away from your current lender
Slow credit teams, rigid policy, or a lender that has cooled on your asset class are all reasons to leave. A declined top-up is often the trigger, even when another lender would fund it comfortably.
The switch is clean where the numbers support it. A new lender assesses the value, your balance and current position, and we account for any exit cost on the old facility before you commit.
- A discharge authority to the outgoing lender typically takes two to three weeks to action
- Fixed-rate exits carry break costs, while variable facilities usually incur only a small discharge and settlement fee
- We present to one lender at a time to keep credit enquiries on your file to a minimum
- Non-bank lenders often take on an asset class a major bank has stepped back from
- Settlement is coordinated through PEXA with your solicitor so the security stays covered throughout
- Where you would rather stay, a retention rate from your current lender is sometimes the better result
SMSF commercial property refinance
A commercial property held in a self-managed super fund can be refinanced under a limited recourse borrowing arrangement, with the bare trust reassigned to the incoming lender. The pool of SMSF commercial lenders is smaller, and not all price refinances keenly.
Reassigning the holding trust carries legal cost, so we weigh that against the rate or structural gain before recommending a move. We then manage the transfer and coordinate with the fund’s accountant and auditor.
- SMSF commercial LVRs generally run between 65% and 80% under a limited recourse borrowing arrangement
- Lenders check the fund holds a liquidity buffer, often 5% to 10% of the balance, after settlement
- The bare trust or custodian holds title until the loan is repaid, and is reassigned rather than dissolved at refinance
- Recourse is limited to the property, so lenders price for the reduced security position
- Contribution caps and member balances affect how much extra the fund can borrow
- A small number of non-bank lenders compete where the major banks have exited SMSF lending
Portfolio consolidation and cross-securitisation
Investors holding several commercial properties can move them under one lender, or unwind a cross-collateralised structure to free individual assets. A portfolio refinance is more involved than a single-property switch.
The lender assesses every property, the combined LVR, income across all tenancies and total servicing at once. Owners often untangle cross-collateralisation so a single property can be sold or refinanced on its own later.
- Cross-collateralisation ties every property to the same debt, so one weak valuation can limit the whole portfolio
- Splitting into standalone securities lets you sell or revalue one asset without touching the others
- A blended portfolio of commercial and residential security is assessed on each asset’s own LVR band
- Tenancy strength and remaining lease terms across the portfolio feed the serviceability calculation
- Properties held across companies and trusts can be brought under one facility with aligned guarantees
- Consolidating to one lender means a single annual review rather than several
Our complete list of services
- Move to a more competitive interest rate
- Release equity for growth or another purchase
- Restructure or extend your repayment terms
- Switch from principal and interest to interest-only
- Leave a lender that no longer fits your business
- Refinance an SMSF commercial loan
- Consolidate multiple commercial facilities
- Unwind cross-collateralisation across a portfolio
- Free up working capital from your property
- Refinance after a declined top-up elsewhere
- Model break fees, valuation and establishment costs
- Bridge a settlement timing gap
- Improve serviceability through restructure
- Coordinate the transfer with your solicitor and accountant
- Get a straight answer on whether it is worth it
- Support first-time commercial refinancers
Our process
How it works
✓We understand your scenario
We talk through the property, your business and timeline, and any complexity in your structure.
✓We find the right lender
We match your deal to the lender on our panel best suited to it.
✓You receive clear terms and guidance
We present indicative terms and explain what we recommend, and why.
✓We stay with you beyond settlement
We manage everything through to settlement, then stay in your corner well beyond it, with ongoing support from the team.
Lender features compared
How commercial refinancing compares across lenders
Refinancing a commercial loan is about more than rate. The right lender depends on your equity position, whether you need cash-out, and how your current facility is structured.
| Commercial refinance feature | Major banks | Non-bank lenders | Availability |
|---|---|---|---|
| Maximum LVR | 65% to 75% | Up to 80% | Standard |
| Cash-out / equity release | Selective | More flexible | Common |
| Debt consolidation | Available | Available | Common |
| Interest-only periods | Up to 5 years | Up to 5 years | Common |
| Loan term | 15 to 25 years | Up to 25 years | Flexible |
| Credit history flexibility | Clean profiles preferred | Past events considered | Important |
| Approval timeframe* | 3 to 6 weeks | 2 to 4 weeks | Varies |
| Best suited for | Clean profiles, standard assets | Cash-out, complex structures, higher LVR | — |
*IMPORTANT: These are indicative figures only. Terms, LVRs and approval timeframes vary with borrower capacity, security type and individual lender criteria, and are subject to change. Figures are a general guide, not a quote or an offer of finance, and not a representation that finance is available on these terms.
Frequently asked questions
What is a commercial property refinance?
A commercial property refinance replaces your existing loan with a new facility, often with a different lender, rate or structure, or to release equity. What you can refinance, and on what terms, depends on the current property value, your loan balance and your trading position. Ardent Capital Group is a Sydney-based finance brokerage helping business owners and investors refinance commercial property across Australia.
Why choose Ardent Capital Group as your broker?
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. On a business refinance the real test shows after settlement, in whether the new facility sits where the business actually needs it rather than a like-for-like swap. We put it together around where it genuinely belongs, take it to the lenders that suit your situation, and carry on past drawdown to review it as your position changes. Every figure is subject to serviceability, lender appetite and approval.
How do I know if refinancing my commercial property makes sense?
The honest answer is that it depends on the numbers. Break fees, valuation costs, legal fees and any lender establishment charges all need to be weighed against the interest saving or structural benefit of refinancing. We model this for you before you commit to anything. If the refinance does not make financial sense after costs, we will tell you.
How long does a commercial refinance take?
A straightforward commercial refinance typically takes four to six weeks from application to settlement. SMSF refinances and portfolio consolidations take longer because of the additional documentation and coordination involved. We give you a realistic timeline before you start so you can plan around it.
Can I release equity when I refinance?
Yes, where the current property value supports it. The available equity depends on the current valuation, the existing loan balance and the maximum LVR the new lender will offer. For most commercial property types, owner-occupier LVRs of 65% to 75% are available, meaning you can access the gap between the outstanding loan and 65% to 75% of the current value.
What documents do I need for a commercial refinance?
Most lenders require the existing loan statement, two to three years of financial statements and tax returns, personal tax returns for all guarantors, and details of any other debts or liabilities. For investment properties, the current lease documentation and rent roll are also needed. We work through the full list with you upfront so there are no surprises.
Can I refinance if my property value has fallen since purchase?
It depends on how far it has fallen and what LVR you are currently sitting at. If the current loan balance exceeds the new lender's maximum LVR, a cash contribution may be required to proceed. In some cases, a partial repayment at refinance can open up more rate options. We assess the situation objectively and give you a clear picture of what is and is not achievable.
Will refinancing affect my business's credit position?
Each lender application results in a credit enquiry, which stays on your credit file. Multiple applications in a short period can affect your credit profile. We assess your situation and present to one lender at a time, reducing unnecessary enquiries and keeping your credit position clean.
Can you help refinance a loan that has been declined for a top-up elsewhere?
Often, yes. A decline on a top-up or refinance from your existing lender does not mean the deal is not achievable. Different lenders assess the same property and borrower profile differently. Non-bank lenders in particular can be more flexible on LVR and serviceability where the overall borrower position is strong.
Do you charge fees for a commercial refinance?
Most of the time, no. We are paid a commission by the lender once your loan settles. Where a deal requires significant preparation or involves unusual complexity, a small mandate fee may apply. We will always be upfront about this before any work begins.
What areas do you service?
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.
What other finance can you assist with?
Beyond refinancing your commercial property, we can help with asset finance and working capital. On asset finance, that covers equipment, machinery and commercial vehicles. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding, and we can consolidate these into your refinance where it makes sense.
I've been a business owner for a few years now, but this will be my first loan. Are you beginner friendly?
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 $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.
