Refinance your hair and beauty salon property

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 salon refinance the premises are the straightforward part. What decides the file is how the floor is filled, because chair and room licence income is read differently to income from your own book and no lender publishes a rule about it. We set the mix out with the paperwork behind it, 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 salon or a multi-room day spa. 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 appetite for smaller retail varies far more between lenders than the security itself justifies. We do the legwork: we run the comparison across more than 40 lenders, work out which are genuinely writing salon premises right now and which will read a mixed income floor properly, 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, and if it does not stack up we will tell you that.

75% to 80% of the current value. Salon premises are standard commercial security, grouped with offices and warehouses rather than with specialised assets. The figure follows a fresh valuation, not the price you originally paid.

As licence fee income rather than rental income, because renting a chair or a treatment room is a licence to occupy and not a sublease. A credit team weighs it more cautiously than income earned through your own service book. No lender publishes a policy on it. What moves the read is evidence, and at a refinance the evidence is yours: the written licences, the terms and notice periods, and how long each person has been on the floor.

It makes the presentation matter more, not the outcome worse. A salon that mostly employs its stylists and one that mostly licenses its chairs read differently at the same turnover, and both are fundable. What we do is set the two income streams out separately with the agreements attached, so a credit team is reading a documented composition rather than assembling one from bank statements halfway through an assessment. The premises are assessed as standard commercial security either way.

Written licence agreements are the most useful thing to produce, with the fee, the term, the notice period and what is included set out. Alongside those, a schedule showing how long each person has been on the floor carries real weight, because tenure is the closest thing to durability in a licence arrangement. If some of it has been running on a handshake, putting it in writing before we lodge is usually worth doing.

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. A refit, a hot water or extraction upgrade, additional treatment rooms, the deposit on a second salon 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 is. The wet-trade work is built into the building, so the plumbing, the hot water capacity, the waterproofed wet areas, the floor drainage and the mechanical extraction form part of the property being valued. The chairs, basins, backwash units and styling stations can be unbolted and taken away, so they are not included in a mortgage valuation and they belong on their own facility. What matters at a refinance is briefing the valuer on what has been done since settlement rather than leaving it to be noticed on the day.

It is, because those two items usually set how many bookings the floor can carry, which makes a refit a capacity decision as much as a presentation one. Both are building works rather than moveable plant, so they can be funded through the property facility or drawn against progress invoices, and staging the work keeps the chairs earning through the program. We cost it and build the funding around the staging rather than around a single shutdown.

Often not. A decline on a top up is one lender applying one policy on one day, and on smaller retail the policies differ sharply. Salon premises are standard commercial security, so they are written by a wide group of banks and non-banks with genuinely different appetites on retail size, on LVR and on how they read a mixed income floor. We look at why the answer was no, then place the file where that reason is not the deciding one.

Four to six weeks from application to settlement for a straightforward file. Where an SMSF or a second property 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 for the salon, personal tax returns and notices of assessment for the guarantors, a statement of assets and liabilities, and the schedules for the fit-out and equipment facilities. For the income mix we want booking-system or point-of-sale reports showing revenue across services, retail product and chair or room licence fees, and the written licence agreements themselves. If the premises are leased to your operating company we also need that lease.

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. Retail premises sit comfortably inside a fund, and this is also one of the more intricate refinances in commercial finance, where the detail decides whether it works. From 10 August 2026 a new arrangement can only be used for business real property. A shop trading wholly as a business qualifies, and it does not matter whether you or a tenant runs it, while a shop with a flat above it on the same title generally does not, which covers a great deal of shop-top strip retail. 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 refit. 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 salon 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 salon 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 salon is located, we can arrange your finance.

Beyond refinancing the premises, we also assist with asset finance and working capital. On asset finance, that covers chairs, basins, backwash units, styling stations, dryers and trolleys, nail bars, pedicure spas and massage tables, and laser, IPL, skin and body treatment equipment. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding to carry product stock and staff through a quieter month, 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 floor fills and changes 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 income mix 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.