Low-Doc Commercial Property Loans for Self-Employed Australians
When tax returns aren’t the right way to show income, low-doc commercial property finance lets you use BAS, business bank statements or an accountant declaration. Specialist commercial lenders, structured properly.
Subject to lender assessment and approval. ACL 384704.
Low-Doc — Quick Guide
- Income evidence — BAS, accountant declaration or bank statements
- LVR — typically 60–75%
- Pricing — premium over full-doc — varies by lender
- Best fit — self-employed with strong cash flow, untidy returns
- Property types — office, retail, industrial, mixed-use
- GST registered — usually required for BAS-based serviceability
Low-Doc Income Evidence Options
How specialist lenders verify income when tax returns aren’t suitable.
BAS Lodgements
Last 4 quarters of GST-registered BAS.
- Most common low-doc evidence
- Lender annualises BAS turnover
- Margin assumed by lender
Accountant Declaration
Letter from your accountant verifying business income.
- Single-page declaration in lender’s format
- Accountant must sign off on serviceability income
- Often combined with BAS
Bank Statement Income
6–12 months business trading account statements.
- Used by some specialist lenders
- Useful for newer ABNs
- Often combined with declaration
Lease-Backed (Investment)
For commercial investment, lease income carries serviceability.
- Tenant covenant and lease term key
- Owner income matters less
- Common low-doc investment structure
When Low-Doc Is the Right Path
- Tax returns understate genuine business income
- New ABN — no two years of tax returns yet
- Restructured business (new entity) but same operator
- Strong deposit but messy paperwork
- Time-critical settlement — too late for full tax return season
- Investment property where lease income carries the deal
Frequently Asked Questions
How is "low-doc" different from "alt-doc"?
In commercial lending the terms overlap. "Alt-doc" usually means BAS and bank statements with an accountant declaration. "Low-doc" can mean any reduced-documentation path including self-declared income with specialist lenders. The exact requirements depend on the lender.
How much higher is the rate on a low-doc commercial loan?
Pricing premium varies by lender, LVR and asset type. It’s typically meaningfully higher than full-doc commercial. The trade-off is access — the deal getting done at all — not headline pricing.
Can I refinance from low-doc to full-doc later?
Yes, and it’s a common plan. Buy the property on a low-doc structure now, then refinance to full-doc once you have two years of tidy tax returns showing real income. We map the path at the start.
Do I need to be GST registered?
For BAS-based serviceability, yes. Some non-GST low-doc paths exist using bank statements or accountant declaration, but BAS is the most common evidence and requires GST registration.
Need a low-doc commercial property loan?
Speak with Jorden about which lender best fits your income evidence, asset type and timeframe.