Refinance your IVF or fertility clinic property 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 fertility clinic refinance the thing that moves is storage. What the clinic holds grows every year, the capacity around it has to grow with it, and that is building work the property facility has to leave room for. We size the release against where the clinic is going rather than where it has been, keep the lab equipment on its own lines, 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 on the property side, with the embryology lab and theatre equipment funded separately alongside it. The new property limit follows a fresh specialised-use valuation and current servicing, not what you originally borrowed.

Because the number of credit teams that will look at a licensed ART clinic at all is small, and the ones that will differ sharply on how they treat the fit-out. We run the comparison across more than 40 lenders, work out which read a specialised-use valuation properly and which will fund added storage capacity as building work rather than pushing it onto an equipment line, 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.

60% to 70% of the current value as an owner-occupier, on a specialised-use valuation, and up to 80% from a healthcare lender where the operator is established. A building held by a property entity and leased to the operator is assessed on the lease instead. The lab and theatre equipment is funded separately and does not form part of that figure.

On the property side, because it is building work. Additional tanks bring floor loading, nitrogen supply and handling, ventilation and monitoring with them, and all of that is fixed fit-out of the premises rather than equipment you wheel in. It is usually funded within or alongside the property facility, and where a room is being built out a progress-draw facility releases funds against certified invoices. The tanks themselves stay on their own separate finance. Size a refinance around the capacity you will need rather than the capacity you have, because this requirement only moves in one direction.

Because the improvements that make it work are non-transferable. A clean-air embryology lab, controlled cryostorage, procedure theatres and the redundancy around them suit an accredited ART operator and almost nobody else, so a valuer assesses the premises on a specialised-use basis and discounts those works well below cost. It is the same illiquidity that gives you genuine security of occupancy, read from the lender side. It means the equity at a refinance comes from the market and the amortisation rather than from the fit-out.

On the property loan, in almost every case. Backup power, uninterruptible supply, temperature and nitrogen-level monitoring, alarm escalation and controlled air handling are permanently installed building services with a long life. Incubators, micromanipulators and the tanks themselves are equipment and belong on terms matched to how long they last. Redundancy tends to be added a piece at a time and funded from whatever facility was open, so a refinance is the natural point to review the whole position and put each item where it belongs.

They should, and they are usually the strongest thing on the file once you separate them out. Storage fees recur against a base that has been accumulating since the clinic opened, so unlike cycle billings they do not depend on how many patients start treatment in a given quarter. Clinic reporting is built around cycles rather than revenue type, so the breakdown normally has to be built deliberately. We split cycle income, private-pay fees, rebates and recurring storage so a credit team can see which part of the income is durable.

It comes into it, and it is better raised early than discovered late. Accreditation on an ART clinic rests on named senior staff rather than on the building, so a lender writing a long facility will want to understand who holds that position and what happens if they step back. A documented succession position, and a second person credentialed into the role, turns what reads as a concentration risk into a structure credit can hold. Where a balance is secured on goodwill, life and income protection cover is required in any case.

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, and a trading, accredited clinic qualifies. It has to stay the same single property, and 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. Borrowed money cannot fund an improvement either, and that bites unusually hard here, because extending cryostorage capacity is exactly the improvement a growing clinic needs and it has to come from the resources of 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 premises back in writing, at market rent supported by an independent appraisal, and the rent has to actually be paid. RTAC accreditation and NHMRC licensing sit with that operating company, not with the property. Cross-collateralisation is not available inside super. Fund the deposit from the fund itself, since cross-collateralisation is not available in super, 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 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.

No, and the difference is most of the cost. Satellite consulting and collection rooms are close to ordinary medical tenancies, with light fit-out, usually on a lease, with patients travelling to the main site for the procedures that matter. A second embryology laboratory is a new licensed facility that needs its own accreditation, validation and redundancy before it can run a cycle, so it needs a funding structure that carries the build and the period before it trades. A release against the clinic you already own usually funds the first comfortably and is only part of the answer for the second.

Often not. On a fertility clinic a decline usually traces to a lender applying a standard commercial framework to a specialised-use asset, or to a release sized against what the lab cost rather than what the premises now value at. Both are questions of presentation and of which lender the file sits with. We look at how it was assessed and why the answer was no, then place it where that reason is not the deciding one.

Around six to ten weeks with a major bank and four to eight weeks with a non-bank lender. A specialised-use valuation takes longer to commission than a standard commercial one, the accreditation and licensing position is reviewed as part of the assessment, and SMSF refinances are longer still. We give you a realistic timeline at the start so you can plan the expiry date around it.

The existing loan statements for the property and every equipment line, two to three years of financial statements and tax returns for the operating entity, current RTAC accreditation and NHMRC licensing, a breakdown of billings across cycles, private-pay fees, rebates and recurring storage, personal tax returns and notices of assessment for the guarantors, and a statement of assets and liabilities. Where the borrower is a company or trust we also need the constitution or deed, and where the building is leased to the operator we need that lease.

The costs are a valuation, legal and settlement fees, any lender establishment fee, discharge costs from each current lender, and break costs where you are leaving a fixed rate. Where equipment lines are moving as well there are further payout figures to obtain. We put the real numbers against the benefit before you commit to anything.

Most of the time, no. Where the accreditation position needs careful presentation or the ownership is a complex specialist group, 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 clinic 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 incubators, micromanipulators, laminar flow and clean-air equipment, cryostorage tanks, theatre equipment and practice software. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding to carry media, consumables and wages against the billing cycle, and we can fold these into the refinance where it makes sense.

Yes, and it describes most operators we speak to. The property facility is set at settlement and then simply runs, because every conversation since has been about accreditation, the lab and the next expansion. 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 working out what the premises are likely to value at now, what capacity you will need over the next few years, what moving costs, and whether it is worth making. If it is not, we will say so and you can stay where you are.