Refinance your physiotherapy 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 clinic refinance the work is in the fit-out. A pool and its plant belong on the building, the reformers and the plinths belong on their own terms, and a file that has let those run together costs the owner on both. We separate them, get the rooms you let counted properly, 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 clinic equipment funded separately alongside it. The new property limit follows a fresh valuation and current servicing, not what you originally borrowed.

Because the questions that decide this file are not the ones a single bank will ask you. We run the comparison across more than 40 lenders, work out which will count income from rooms let to associates, which will run a thirty-year term without reopening it annually, and which will take the equipment onto its own lines cleanly. We present to one at a time so your credit file does not collect an enquiry for every conversation, and we model the break costs, valuation and legals against what moving actually gains you.

Up to 80% of the current value as an owner-occupier, either where a bank extends its medical package to you or where a non-bank assesses the premises as standard commercial. Where the building is held as an investment or inside a fund, expect 65% to 75%. The clinic equipment is funded separately and does not form part of that figure.

Because a valuer treats it as clinic fit-out rather than saleable improvement. Physiotherapy premises are assessed on comparable sales and the market rent the space would achieve as a consulting suite, and a rehab gym, a hydrotherapy pool or a reformer studio suits your practice far more than it suits the next occupier. It adds little to the figure. That is not an argument against having built it, and it is not a comment on the quality of the work. It means the equity at a refinance comes from the market and the amortisation, so a release should be sized against those rather than against what the build cost.

A fixture is part of the building and cannot practically be removed: a tanked hydrotherapy pool, its plant room, a reinforced gym floor, fixed services. A chattel is moveable: treatment plinths, reformers, electrotherapy modalities, gym equipment, practice vehicles. The difference matters because fixtures belong on the property facility over a long term, while chattels are replaced on a five to ten year cycle and belong on their own finance matched to that life. Where the two have been funded together, the moveable items are usually still being repaid long after they were replaced.

Only in the form a lender can read. A share of a practitioner's billings is not rent, so it will not be capitalised into the valuation and it is usually discounted heavily in servicing. A room-hire licence sits somewhere in between. A written agreement at arm's-length market rent, with a term and a covenant behind it, is income a credit team can rely on and a valuer can capitalise. We look at what each room is actually worth documenting, because it is not always all of them.

At a refinance, yes, and more than the total does. A practice drawing across private health, NDIS, workers compensation, Medicare chronic disease management, DVA and aged-care contracts presents as diversified. One where a single scheme payer has grown to most of the revenue presents as concentrated, and a credit team will price that. Practice software reports by item number rather than by payer, so the breakdown usually has to be built deliberately. It is worth the effort.

Often both. Commercial terms to 30 years are available on clinic premises, with interest only to five years and an application to extend by a further year, and one lender publishes interest only to eight years at 80% with a rate loading. Some commercial facilities carry no annual review and no unused facility fee, so once the loan settles it runs on its terms. If you would rather not repeat that exercise every year, raise it at the start, because it narrows which lenders suit the file.

Usually yes. A recent fit-out, a relocation or a service entity structure can leave the last set of accounts well behind the practice. Mid doc lending is built for exactly that: income is self-certified and supported by one document of your choosing, an accountant's letter, two BAS statements, six months of trading bank statements, one year's tax return and notice of assessment, or one year's financial statement. It reaches the same 80% ceiling as full doc on loans to $4 million. A quick doc option, self-certified with no supporting document, sits at 65%.

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 property trading wholly as a business qualifies while one with a residence attached generally does not. 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, so a pool or a gym floor comes 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 practice leases the premises back in writing, at market rent supported by an independent appraisal, and the rent has to actually be paid. Where the clinic has spread into rooms the lease never covered, that document needs fixing first. 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 physiotherapy 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.

Often not. On a clinic a decline usually traces to the release being sized against what the rehab build cost rather than what the premises now value at, or to income from let rooms that the lender could not read. Both are fixable before the file goes anywhere else. 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 three to six weeks with a major bank and two to four weeks with a non-bank lender for a straightforward file. A file that also moves equipment lines takes longer, and SMSF refinances 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 practice entity, a breakdown of billings by payer, any leases or room-hire agreements with practitioners in the building, personal tax returns and notices of assessment for the guarantors, and a statement of assets and liabilities. Where the borrower is a trust or company we also need the deed or constitution.

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 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 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 rehab-gym and exercise equipment, treatment plinths, electrotherapy modalities, hydrotherapy plant, practice software and clinic vehicles for home visits. On working capital, we arrange business overdrafts, lines of credit and cash-flow funding to carry wages and consumables against the claim cycle, and we can fold these into the refinance where it makes sense.

Yes, and it describes most owners we speak to. The property facility is set at settlement and then simply runs, because every conversation since has been about the fit-out and the equipment. 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 separating the fixtures from the equipment, telling you what the premises are likely to value at now, what moving costs, and whether it is worth making. If it is not, we will say so and you can stay where you are.