Refinance your office 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 an office refinance the work is in the choice of lender, because a strata suite is capped at 65% by one and written to 80% by others on the same figures. We run that comparison properly, place the file accordingly, 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 strata suite you want repriced or a whole floor and a second premises held under one structure. 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 office is the security where that matters most. We do the legwork: we run the comparison across more than 40 lenders, work out which ones write your kind of suite at your loan size, 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 after those costs we will tell you that.

It depends on the lender more than on the suite. Published maximums on a strata office suite run from 65% at one lender to 80% at several others, and a whole floor generally sits at the top of that range. The figure follows a fresh valuation, not the price you paid.

Because a strata suite is a narrower resale market than a whole building, and each lender takes its own view on that. Some write strata office at their full commercial maximum, one publishes a lower strata figure than its own general commercial maximum, and loan size tiers the answer again. None of it is about your firm. It is a policy position, it is knowable in advance, and it is the reason the choice of lender is worth running properly.

No. There is no profession-based lending grid in commercial property. A law firm, an accounting practice and an architecture studio holding the same suite borrow on the same terms, because what moves the number is the security, the loan size, how much of the file the lender verifies and which lender it is. Where your profession does count is serviceability, and that is where we do the work.

Three to six months before your expiry or review date gives you room to choose rather than react. A commercial facility is written to a term and then falls due, unlike a home loan that simply runs. Starting early means the valuation, the financials and the comparison are done while the existing loan is still in place, so nothing is decided by a deadline.

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. Fitting out a second suite, taking the floor above, funding a partner buy-in or a deposit on a second premises are all ordinary purposes. We evidence them with quotes and a timeline, which is a stronger case than an open-ended limit.

It is one of the reasons to do it. The incoming lender takes security and guarantees from the current position, so a refinance is where the borrowing entity, the guarantors and the people actually in the firm are brought back into line. A partner who left years ago does not need to keep carrying a guarantee on premises they no longer use. We arrange the finance around the structure your accountant and lawyer have set.

Yes, and it is common as a firm grows into or out of its space. The part you occupy is assessed on the practice, and the part you let is assessed on the lease: the term left to run, the tenant and whether the rent sits at market. Both count, so long as the letting is documented, and we set the two out clearly rather than leaving them to be inferred.

Often not. A decline on a top up is one lender applying one policy on one day, and on office security that is truer than almost anywhere. The same suite that one lender caps at 65% is written to 80% by others, so a decline frequently reflects where the file sat rather than what it contains. We look at why the answer was no, then place it where that reason is not the deciding one.

Four to six weeks from application to settlement for a straightforward file. A partnership or trust borrower takes a little longer because the entity documents and guarantees have to be prepared, and SMSF refinances take longer again. We give you a realistic timeline at the start so you can plan around your expiry date.

The existing loan statements, two to three years of financial statements and tax returns for the practice entity, personal tax returns and notices of assessment for the partners and guarantors, a statement of assets and liabilities, and the partnership or trust deed where one holds the property. For any let part of the floor we also need the lease and the rental statements. We work through the list with you at the start rather than asking for things one at a time.

Each application creates a credit enquiry that stays on your file, and several in a short period can affect how the next lender reads you. That is why we assess your position first and present to one lender at a time rather than shopping the file around. It is the same reason we ask for the documents up front.

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, and office premises used wholly in a business qualify, whether your firm occupies them or another practice does. 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. The holding trust is reassigned to the incoming lender rather than dissolved, which carries a legal cost worth weighing against the gain. Your practice entity leases the suite 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. SMSF lending on standard commercial security generally runs between 65% and 80%, 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 an office suite 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.

Yes, and it describes most firms we speak to. The facility is set up at purchase, it is nobody's full-time job in the practice to look at it, and it simply runs until the expiry letter arrives. 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 suite is likely to value at now, where your current lender sits against the rest of the market, what moving costs, and whether it is worth making. If it is not, we will say so and you can stay where you are.