Commercial Property Finance for Self-Employed Borrowers
Self-employed, sole trader, contractor or ABN-only? Commercial property is often easier than residential when income is genuine but doesn’t fit a PAYG box. We package the deal so the right lender can say yes.
Subject to lender assessment and approval. ACL 384704.
Self-Employed — Quick Guide
- Full-doc — last 2 years tax returns + financials
- Alt-doc — BAS or accountant declaration
- Low-doc — specialist lenders only, premium pricing
- LVR — 60–80% depending on doc level
- Trading history — usually 12–24 months ABN minimum
- Best for — tradies, professionals, owner-operators
Self-Employed Commercial Borrower Profiles
Where commercial finance fits when residential lenders make it hard.
Tradies & Owner-Operators
Buying the workshop, yard or warehouse you operate from.
- Strong cash businesses often suit alt-doc
- Owner-occupied LVRs apply
- Common path: rent → buy your base
Professional Practices
Accountants, allied health, advisory and legal practices.
- Trust / company structures are normal
- Practice income usually full-doc capable
- Strata commercial offices well accepted
Contractors & Consultants
PSI / 1-client structures using commercial property for office or storage.
- Specialist lenders accept contractor income
- BAS-based serviceability often used
- Trading history of 12–24 months helps
New Businesses (1–2 years)
Newer ABN with strong forward income.
- Alt-doc / accountant declaration paths
- Stronger deposit may be needed
- Specialist lenders more flexible than majors
Full-Doc vs Alt-Doc vs Low-Doc
Full-Doc
- Last 2 years tax returns + financials
- Best pricing, highest LVR
- Major banks and specialists
- Suits established businesses
Alt-Doc / Low-Doc
- BAS, bank statements or accountant declaration
- Specialist commercial lenders
- Pricing premium vs full-doc
- Useful for newer ABNs or messy financials
What to Have Ready
- 2 years tax returns + financials (full-doc) OR last 4 quarters BAS (alt-doc)
- ATO portal print showing tax position
- Trust deed / company structure docs
- Asset & liability position
- Recent business bank statements (3–6 months)
- Contract of sale and Section 32
Frequently Asked Questions
I’ve only had my ABN for 12 months — can I still get a commercial property loan?
Often yes. Specialist commercial lenders accept 12 months ABN trading history if cash flow and deposit support the deal. You may need to provide BAS plus business bank statements rather than two years of tax returns.
My tax returns understate my income. What are my options?
This is common with self-employed clients. We can use alt-doc structures (BAS, accountant declaration) with specialist commercial lenders to match the loan to actual cash flow rather than taxable income.
Can I buy commercial property in a trust or company?
Yes. Trusts and companies are standard borrowing structures for self-employed commercial buyers. Lenders typically take personal guarantees from directors / trustees.
Will I pay a higher rate as self-employed?
Not necessarily. On full-doc owner-occupied deals, self-employed borrowers can access major bank rates. Alt-doc and low-doc paths carry a pricing premium but often unlock the deal.
Related Commercial Property Pages
Self-employed and looking at commercial property?
Speak with Jorden about which doc level fits, what cash flow evidence the right lender needs, and how to structure the deal so it lands.