Buying a tenanted commercial investment property and need a loan?
It's as simple as
- 1Send us the lease
- 2The lease will be assessed
- 3Within one business day, we'll get back to you with indicative rate and loan amount
The lease proves the income. Serviceability assessed on rental income only — no tax returns, no BAS, no accountant's letter.
Specialist Lease Doc commercial loan broking Australia wide. Response within 1 business day.
Lenders often want too much paperwork.
If you're buying a commercial property with a quality tenant in place, the deal is already starting to look stronger. However some traditional lenders don't see it that way.
- ✗2 years of personal tax returns
- ✗Business Activity Statements (BAS)
- ✗Accountant's letter confirming income
- ✗Profit & loss statements
- ✗Company financials and balance sheets
- ✗Weeks of delays and repeated knockbacks
- ✓A signed commercial lease agreement
- ✓12+ months remaining on the lease
- ✓Arm's-length tenant — not your own company
- ✓Rent that covers the loan interest
- ✓Property in metro or major regional area
- ✓That's pretty well it.
"Self-employed with complex financials? The property pays for itself — that's the main thing the lender needs to see."
— The Lease Doc principle. Serviceability assessed on lease income only. No personal financials required.A loan built for commercial investors.
Lease Doc loans exist specifically for people whose income is hard to document but whose property has strong, consistent lease income.
Serviceability by lease only
The lender assesses only the rental income from the commercial lease. No personal income documentation, no BAS, no tax returns, no accountant's letter.
Commercial & investment only
Retail, industrial, office, warehouse, mixed-use. A commercial lease and strong tenant is the foundation. Not available for residential or owner-occupied use.
Faster approvals
Without mountains of personal financials, lenders can assess your deal in days rather than weeks. Streamlined documentation means less back-and-forth.
No annual reviews
Most Lease Doc products are set-and-forget. No annual review fees, no line fees — the loan term aligns with the lease, not your business cycle.
Up to 65–70% LVR
Borrow up to 65–70% of the commercial property value. Strong tenants and prime locations may support higher LVRs depending on your deal structure.
Specialist non-bank lenders
Major banks rarely offer Lease Doc. Our panel includes specialist non-bank and second-tier lenders who fund commercial investment regularly.
Types of property we help arrange finance for.
Commercial and investment property across every major asset class — tenanted, income-producing, and ready to lend against.
We get Lease Doc deals done.
We've built lender relationships across the specialist commercial market that most investors have never heard of.
Is your deal a Lease Doc deal?
Lease Doc works when the property and tenant are the story — not your personal financials. Here's the typical lender framework.
🏢 Property requirements
- Commercial: retail, industrial, office, warehouse or mixed-use
- Located in major metro or regional centre (population 20,000+)
- Tenanted with an executed commercial lease in place
- Valuation supports the loan amount and LVR requested
- Standard commercial — although we have also done specialised securities
📋 Lease requirements
- Minimum 12 months remaining on the lease term
- Arm's-length tenant — not your own company or related entity
- Net rental income covers interest at lender's assessment rate
- Interest Cover Ratio (ICR) typically 1.3× to 1.5× required
- Lease fully executed with bond paid
- Tenant has demonstrable financial strength
👤 Borrower requirements
- clean credit
- No BAS
- No Tax returns
- No Accountants letter
- Loan must be NCCP unregulated and commercial security
💰 Loan structures available
- Purchases only
- Interest only or principal and interest options
- Loan terms aligned with lease renewals or set 5–25 year terms
- Loans starting from $1M
- No annual review fees on most Lease Doc products
- Variable or fixed rate options available
Estimate Your Repayments
Remove the "can I afford it?" question before we speak. Your actual rate will depend on your lender, property type and LVR — we'll give you real numbers when we talk.
Loan Details
🔑 Interest Cover Ratio (ICR) Check
Lease Doc lenders require net rent to cover interest — typically 1.3× to 1.5×. Enter your annual net rental income to check your deal before you call us.
Your Estimate
Estimates only. Does not account for fees, charges, lender buffer rates, or LMI. Commercial Warehouse is not a lender. Speak with a specialist for advice tailored to your circumstances. ACL 493348.
Get Real Numbers From a Specialist →How We Get Your Lease Doc Approved.
Three steps. We've removed every point of friction. Most clients go from first contact to approval in weeks — not months.
Free Assessment
Tell us the deal — property type, loan amount, your situation. We'll tell you whether Lease Doc fits and which lenders are most likely to approve. No obligation.
We Go to Market
We compare our panel of specialist Lease Doc lenders simultaneously — non-banks, second-tier banks, and specialist commercial financiers. You get real numbers, not vague estimates.
You Get Approved
We manage the application, documentation, and lender negotiations. We don't get paid unless your loan settles — so our incentive and yours are perfectly aligned.
Free Lease Doc Assessment
Takes 2 minutes. Our Lease Doc loan specialist will be in touch within 1 business day as to how we can help you with your commercial property purchase.