Refinance your specialist accommodation 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 accommodation book the work is structural. These assets sit in different lending categories, so they cannot all go to the same place, and a crossed pool ends up travelling on its narrowest asset. We map the securities, sequence the releases and place each asset where it reads best. Every figure is subject to serviceability, lender appetite and approval.

We refinance commercial facilities from $50K up to $30M, whether that is a single boarding house or a book of assets held across several structures. Each new limit is set by a current valuation and by the income the asset lets for, not by what was originally borrowed.

Because your bank can only tell you what your bank will do, and on this group of assets that is exactly the problem. A boarding house, a serviced apartment and a caravan park sit in different lending categories with different panels, so no single lender is the right answer for all of them. We do the legwork: we run the comparison across more than 40 lenders, work out which will take each asset and on what basis, 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, valuations and legals against what moving actually gains you.

A registered boarding house under ten rooms reaches up to 80%, a serviced apartment up to 70%, a student accommodation block up to 70%, and a caravan or holiday park between 50% and 65% as specialised security. Some lenders reduce the maximum for a trust or company borrower.

Because the assets are in different lending categories, and a lender that writes one may not write another. A boarding house is commercial security with a reasonably wide panel behind it. A caravan park is specialised, with a much smaller one. Where the securities are crossed, the pool has to be acceptable to a single lender across every asset in it, so the whole book can only go where its narrowest asset can go. Sometimes one lender genuinely is the right answer. More often it is two or three, and that is a structure rather than a compromise.

Two things. The first is placement: the strongest asset in the book rarely gets the treatment it would attract on its own, because the pool has to suit the weakest one. The second is movement. While assets are crossed, selling or refinancing any one of them needs the lender to release it, and that usually means a look at everything else at the same time. Neither is fatal, and both are worth knowing before you need to move quickly.

Usually yes, and it is the most useful thing a refinance does on a book like this. Releasing an asset from a crossed structure lets it go to the lender that reads it best, on its own category's gearing, and leaves the rest free to do the same. It has to be sequenced rather than requested: each asset needs a current valuation, the incoming lenders are lined up before the outgoing security is released, and the order the settlements happen in is what keeps the structure covered throughout. That planning is most of the work.

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, and on this kind of book the deposit on the next asset is the usual answer. What matters more than the amount is which property it comes from, because releasing from the wrong one can tie up the asset you will want to borrow against next. We arrange a valuation of the book before recommending where to draw.

On the income they let for. What unites boarding houses, serviced apartments, parks, student blocks and co-living is that the income comes from letting rooms, apartments or sites rather than from running a trading business, which is the clean line that separates them from hospitality, where a pub or a motel is an operated venue valued on its trade. A documented letting history therefore supports both the valuation and the serviceability, and as an owner you have years of it.

Often not, and on this asset group it is frequently a structural answer rather than a credit one. Where a lender is holding a pool that contains an asset it is uncomfortable with, the whole position is constrained by that discomfort. Releasing the asset that does not belong there, and placing it with a lender that writes that category properly, changes what the rest of the book can do. We look at why the answer was no, then restructure around the reason.

It is normal on a book like this and it is manageable. Different trusts, companies and personal holdings are each read differently by different lenders, and some reduce the maximum for a trust or company borrower. Set the ownership and the income rationale out plainly so a lender is not guessing, and so everyone knows what stands behind each guarantee before the next purchase is contemplated.

Four to six weeks from application to settlement for a single straightforward asset, and longer across a book, because each property needs its own valuation and the releases have to be sequenced. Where an SMSF is involved it takes longer again. We give you a realistic timeline at the start so you can plan the expiry dates around it.

The existing loan statements for every facility and a clear picture of which securities are tied to which loans, two to three years of financial statements and tax returns for the holding entities, personal tax returns and notices of assessment for the guarantors, and a statement of assets and liabilities. For each asset we want the letting history: tenancy schedules or site and room registers, the occupancy record, and any letting pool, caretaking or management agreement that applies.

The costs are valuations on each property, legal and settlement fees, any lender establishment fees, 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. On a book those costs multiply, so we put the real numbers against the benefit before you commit to anything, and we will tell you where an asset is better left where it is.

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 on this group of assets the test turns on what the property is used for rather than on what it is called, so take it seriously. It has to stay the same single property, so two assets are two arrangements and never one. 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. Cross-collateralisation is not available inside super either, which means the pooling problem this page is about cannot arise there, because each arrangement stands alone against one asset. The holding trust is reassigned to the incoming lender rather than dissolved, which carries a legal cost worth weighing against the gain. 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 your particular asset 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, and a portfolio restructure often does, 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 assets are located, we can arrange your finance.

Beyond refinancing the assets themselves, we also assist with the rest of an investment position: funding the next acquisition, restructuring a book held across several lenders, bridging between a release and a purchase where the settlement dates do not line up, and reviewing what stands behind each guarantee. We also arrange home loans planned alongside commercial borrowing, including cross collateralisation, guarantees, shortfalls and trust income.

Yes, and it describes most investors we speak to, because a letting asset is genuinely low-touch: the income arrives and the loan simply runs, often for a decade. 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 mapping what you hold and how the securities are tied together, tell you what each asset is 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.