Refinance your butcher shop commercial loan

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 butcher refinance the building is the easy half. What decides the file is the income, because a shop that sells over the counter and supplies venues on terms is running two very different businesses through one turnover line. We separate them with the records behind each, place the file, and stay with it past drawdown. Every figure is subject to serviceability, lender appetite and approval.

We refinance commercial facilities from $50K up to $30M, whether that is a single shopfront or a processing facility with coolroom and freezer capacity. The new limit is set by the current valuation and by servicing, not by what you originally borrowed.

Because your bank can only tell you what your bank will do, and on this asset two things vary widely: how a mixed counter and wholesale income is read, and whether a lender will sit a debtor or working capital facility alongside the property loan. We do the legwork: we run the comparison across more than 40 lenders, work out which are genuinely writing this security right now, and present to one at a time so your credit file does not collect an enquiry for every conversation. We also model the break costs, valuation and legals against what moving actually gains you.

Up to around 80% of the current value. The land and building are standard commercial security, valued on comparable sales and achievable rent. The figure follows a fresh valuation rather than the price you originally paid.

Separately from the counter, with the ledger behind it. Counter trade converts the same day and reads cleanly. Wholesale supply goes out on an invoice and comes back on terms, so what a credit team wants to see is the terms you actually trade on, the ageing of the book, how long each account has been with you, and how the round is spread across customers. A vendor profit and loss blends all of that into one turnover figure, which is exactly why a refinance is a better conversation than the purchase was.

It is a question a credit team will ask, so it is better answered than left hanging. What settles it is context: how long those accounts have been with you, whether they pay to terms, what the rest of the ledger looks like and what the counter trade contributes on its own. A long-standing account that pays on time is evidence of a well-run round, not a risk on its own, and we put the whole picture forward together.

A working capital or debtor facility rather than the property loan. The money in a wholesale round goes out and comes back several times a year, so it wants a facility that revolves rather than one that amortises over 25 years. Putting the receivables on the mortgage ties long-term security to a short-term need and usually costs more over the life of it. We arrange the two alongside each other so each sits where it belongs.

Yes, where the current valuation supports it. Cash out on a commercial refinance is assessed on the purpose of the funds, so the lender wants to know what it is for. More cold capacity, a boning room, a shopfront refit, a delivery van for the round, the deposit on a second shop or a working capital buffer are all ordinary purposes. We evidence the purpose properly at the outset, which is what keeps it straightforward.

Part of it can. A coolroom built into the structure of the building forms part of the property, along with graded drainage, wash-down surfaces and the three-phase supply. Chattels are not normally included in a mortgage valuation of real property, so display cabinets, band saws, mincers, vacuum packers and a free-standing chiller sit outside it and belong on equipment finance. That split is why the plant is funded on its own facility rather than squeezed into the mortgage. Brief the valuer on what has been built in since settlement.

The basis is the same and the lender list is not. A retail shopfront is standard commercial security in a retail position. A stand-alone boning or processing facility is read as industrial security, with larger coolrooms and freezers, graded drainage, effluent and trade-waste systems and three-phase power in the file. Both are well understood, and knowing which list your property belongs on before anything is lodged is most of the placement decision.

Often not. A decline on a top up is one lender applying one policy on one day. The premises are standard commercial security, written by a wide group of banks and non-banks with genuinely different appetites on retail size, on industrial security and on how they read self-employed income. Where the answer was about the income rather than the property, separating the counter and the wholesale round with the ledger attached is often what changes it.

Four to six weeks from application to settlement for a straightforward file. Where an SMSF or a processing facility with a heavier compliance file is involved it takes longer. We give you a realistic timeline at the start so you can plan the expiry date around it.

The existing loan statements, two to three years of financial statements and tax returns, personal tax returns and notices of assessment for the guarantors, BAS lodgements, a statement of assets and liabilities, and the schedules for the coolroom and equipment facilities. For this niche the two that matter most are point-of-sale reports showing the counter trade and an aged debtor listing for the wholesale round. Trade-waste, effluent and food-safety approvals for the site are worth including as well.

The costs are a valuation, legal and settlement fees, any lender establishment fee, discharge costs from your current lender, and break costs where you are leaving a fixed rate. Break costs are an economic cost, so they are calculated on the day and vary with how much fixed term is left. We put the real numbers against the benefit before you commit to anything.

Yes, it is possible, and we arrange these. It is also one of the more intricate refinances in commercial finance, and the detail is what decides whether it works. From 10 August 2026 a new arrangement can only be used for business real property. A property trading wholly as a business qualifies, and it does not matter whether you or a tenant runs it, while a property with a residence on the same title generally does not. It has to stay the same single property. It is limited to the balance outstanding plus accrued interest, so there is no top up, no redraw and no cash out inside the fund, and borrowed money cannot fund an improvement, which means the arrangement cannot pay for a boning room addition. The coolroom plant, the equipment and the stock are financed outside the fund. The holding trust is reassigned to the incoming lender rather than dissolved, which carries a legal cost worth weighing against the gain. Your operating company leases the shop back 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. Reassign the holding trust to the incoming lender on the same single property, the major banks have exited SMSF lending, and lenders want a liquidity buffer 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 butcher shop premises 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.

Most of the time, no. Where a refinance requires significant preparation due to its complexity, a small mandate fee may apply, and 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 premises are located, we can arrange your finance.

Beyond refinancing the premises, we also assist with asset finance and working capital. On asset finance, that covers coolrooms, freezers and blast chillers, band saws, mincers, vacuum packers, display cabinets and refrigerated delivery vans. On working capital, we arrange business overdrafts, lines of credit and debtor finance to carry the wholesale round between the invoice and the payment, and we can fold these into the refinance where it makes sense.

Yes, and it is more common than you would think, because the loan is set up at settlement and then simply runs while the shop and the round grow around it. 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 with facilities from $50,000 upwards. We will start by telling you what the premises are likely to value at now, how your counter and wholesale income will read, what sits on your current facility, what moving costs, and whether it is worth making. If it is not, we will say so and you can stay where you are.