A commercial property loan is assessed on two things at once: you and the property. The lender looks at your business or investment finances, and at the property as security, usually with an independent valuation. This guide walks through the steps, what LVR means, the documents you will be asked for, and how long it tends to take.
loan-o is a Brisbane finance broker based in Milton. We compare commercial property finance across a panel of 50+ bank and non-bank lenders. This guide is general information and does not quote LVR limits or deposits, because they vary by property and lender. Check the details of any offer and the tax side with your accountant and solicitor.
Quick answer
- Lenders assess the borrower and the property together, and the property is the main security.
- Commercial lenders usually order an independent valuation, and the valuation, not just the purchase price, sets how much they will lend.
- It takes longer than most business finance, so start early and have documents ready.
The steps, from enquiry to settlement
- Check the scenario. Property type, purpose (owner-occupier or investment) and your structure decide which lenders are suitable.
- Choose lenders. A broker compares appetite across the panel for your property and situation.
- Gather documents. A complete package reduces delays and follow-up requests.
- Submit the application. The lender assesses your finances and the property.
- Valuation. The lender typically orders an independent valuation of the property.
- Approval and settlement. Subject to the lender's assessment and valuation, the loan is approved and moves to settlement.
See our commercial property finance page for how loan-o manages the process.
Valuation and LVR
LVR, or loan-to-value ratio, is the loan amount as a share of the value the lender puts on the property. It is based on the lender's valuation, which may be different from the contract price. Commercial LVR limits are generally more conservative than residential lending, and they vary by property type, location, lender and borrower strength. Metro retail, industrial and office assets generally attract broader lender appetite than rural or specialist properties.
If a valuation comes in below the price you agreed, the lender may lend less than you planned, and you may need to find more of the purchase price yourself. For how deposits differ between owner-occupier and investment purchases, see commercial property: owner-occupier vs investment.
Documents lenders commonly ask for
The exact list varies by lender and scenario, but these are common:
- Identification and entity details for the borrowers and any guarantors
- Recent financial statements and tax returns for the business or entities
- Business and personal bank statements
- A list of existing debts and assets
- The contract of sale or property details
- For investment property, lease and tenancy details
If your records are limited, see low doc business loans in Queensland. A tax debt or credit issue is not always a barrier, but it changes the options; see business finance with an ATO tax debt.
How long it takes
Commercial property finance takes longer to assess than most other business finance. A straightforward owner-occupier purchase with strong financials may be assessed in a few weeks. More complex scenarios, rural property and construction finance typically take longer, particularly once valuations are factored in. Starting early, and having your documents ready, makes a real difference to the timeline.
Other ways to use property in your finance
- Sale and leaseback to release capital from a property you own and use
- Capital raising for other ways to fund growth
The takeaway
A commercial property loan depends on you, the property and the valuation, and it takes time. Know your purpose and structure, get your documents ready and allow for the valuation. loan-o can review your situation for free; start a free finance check with no credit check to enquire.
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Finance is subject to lender approval, lending criteria, terms, conditions, fees and charges. The information in this article is general and does not take into account your personal or business needs. It should not be treated as personal financial, tax, legal or credit advice.
Last reviewed: 22 October 2026. This content provides general information only. It should not be treated as personal financial, tax, legal or credit advice.
Frequently asked questions.
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You apply with details of the property, your business or investment structure and your finances. The lender assesses you and the property, usually orders an independent valuation, and if approved moves to settlement. The property is the main security for the loan.
LVR, or loan-to-value ratio, is the loan amount as a share of the property's value as assessed by the lender. Commercial LVR limits are generally more conservative than residential and vary by property type, location, lender and borrower. Your deposit makes up the difference.
In most cases, yes. Commercial lenders usually require an independent valuation. If the valuation comes in below the purchase price, the lender may lend less against the property, which can mean a bigger deposit from you.
It takes longer than most other business finance. A straightforward owner-occupier purchase with strong financials may take a few weeks to assess. Complex scenarios, rural property and construction usually take longer, so start early and have your documents ready.
Commonly identification and entity details, recent financial statements and tax returns, bank statements, details of existing debts, and information on the property such as the contract and, for investments, lease and tenancy details. The exact list depends on the lender and the scenario.
Yes. Commercial property finance can be arranged through company, trust and other structures. The structure affects which lenders are available and how you are assessed, so raise it at the start.
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