ACL 390611 | MFAA Member | Established 2005
Commercial Loans and Business FinanceStructured Before It’s Submitted.
Buying premises, acquiring a business, funding a development or freeing up working capital. As an independent commercial loan broker we structure the deal against your actual financials, then take it to the lenders on our panel of 100+ whose credit policy already fits it.
15 minutes with a commercial specialist. No paperwork, no obligation, and we don’t approach a lender until you’ve approved it. We charge you nothing at any stage. Lenders pay us a commission on settlement and we disclose it in writing before any work begins.
Intellect Finance – Commercial Loan Brokers
Independent since 2005 | ACL 390611What Is a Commercial Loan?
A commercial loan, also called a business loan, is any lending arranged for a business purpose rather than a personal one. Commercial loans cover commercial property, business acquisition, working capital, invoice finance, equipment, and construction or development funding. The two terms are used interchangeably in Australia, though lenders tend to say commercial lending and borrowers tend to say business loans.
Because a business loan is borrowed for business purposes, it sits outside the consumer credit rules. Lenders assess the business rather than a payslip, which means earnings quality, security type, lease strength and industry all move the outcome more than the headline rate does.
The practical consequence is that credit policy varies enormously between lenders. The same application can be declined by one and approved comfortably by another, on identical numbers. Knowing which lender to approach before you apply is most of the work.
Our Services
Every Commercial Loan and Business Finance Facility We Arrange
Most business owners arrive knowing they need a business loan without knowing which facility fits. This is the full range, grouped by what you are trying to do. Figures shown are indicative ranges only and move with the lender, the security and the business.
Commercial Property Loan
Buying premises to occupy or lease out, assessed on the property and your trading together.
Learn moreCommercial Property Refinance
Repricing, releasing equity or restructuring an existing commercial facility.
Learn moreCommercial Construction
Building or substantially refitting premises, drawn down against progress.
Learn moreDevelopment Finance
Multi-unit and commercial development, assessed on realisation and total cost.
Learn moreSMSF Commercial Property
Holding business premises inside super through a limited recourse structure.
Learn moreCommercial Lot Loans
Buying a strata lot or vacant commercial land ahead of development.
Learn moreBusiness Acquisition FinanceRising demand
Buying a business, buying out a partner, or funding a succession handover.
Learn moreBusiness Debt Consolidation
Collapsing several facilities into one structure with one repayment.
Learn moreLow Doc Commercial
Trading well, but the financials are not yet current or complete.
Learn moreUnsecured Commercial Loan
Growth funding without pledging property, sized on earnings rather than assets.
Learn moreCashflow & Working Capital
Bridging the gap between paying suppliers and collecting from customers.
Learn moreInvoice Finance
Releasing cash tied up in unpaid invoices instead of waiting on debtor terms.
Learn moreEquipment Finance
Plant, machinery, vehicles and fit-out financed against the asset itself.
Learn moreIndicative only. Every figure above moves with the lender, the security, the industry and the strength of the business. Smaller or more straightforward business loans are arranged the same way. Nothing here is an offer of credit or a guarantee of any particular outcome. Larger corporate facilities including mezzanine debt and asset-based lending sit on our corporate finance page.
Indicative ranges only, checked August 2026. Loan to value ratios, terms and deposit requirements are set by individual lenders and vary with the security, the industry and the strength of the application. Nothing above is an offer of credit, a quote, or a statement of what any particular lender will do. Everything else on this page is described in the important information at the foot of the page.
Not Sure Which Facility Fits?
That’s the conversation. Fifteen minutes, no paperwork.Pricing
What Actually Determines Your Commercial Loan Rate
Commercial finance is priced deal by deal, not from an advertised rate card. Two businesses borrowing the same amount can be priced very differently. These are the six things that move it.
Security type and quality
A metro industrial unit and a regional service station are not the same risk. Specialised security narrows the lender pool sharply and prices wider.
Loan to value ratio
Pricing steps at LVR bands rather than sliding smoothly. Coming in slightly under a band edge can be worth more than negotiating.
Earnings quality
Consistency and customer concentration matter more than headline revenue. One customer at 60 percent of sales is treated as a risk, not a strength.
Lease and tenant strength
Where the security is leased, remaining term, option structure and the tenant’s covenant feed directly into both the valuation and the price.
Industry risk grade
Lenders carry internal appetite settings by industry that are never published. Sectors move on and off the preferred list without announcement.
Term and facility structure
Fixed against variable, interest only periods, amortisation profile and whether the facility is revolving all change the number.
We don’t publish rates, and we’d be cautious of anyone in commercial who does. What we can do is tell you which of the six above is hurting your pricing, and whether it is fixable before you apply. Ask us where you sit.
Start Here
What Are You Trying to Do?
Six situations that account for most commercial loan enquiries. Pick the one closest to yours.
Buying our premises
Owner-occupied commercial property, assessed on the property and your trading together.
Buying a business
Acquisition, partner buy-out or succession. Structure decides this one, not rate.
Freeing up cash flow
Working capital, invoice finance or a revolving line to cover the payment gap.
Buying plant or equipment
Machinery, vehicles and fit-out financed against the asset so working capital stays intact.
Repricing an existing facility
A commercial loan untouched for three years is usually the strongest refinance candidate.
Building or developing
Construction and development funding assessed on end value and total project cost.
Social Proof
120+ Five-Star Google Reviews
Business owners, investors and developers alongside home buyers. Pulled live from Google.
Joseph Sukkar
Principal Broker | ACL 390611
Who You’re Dealing With
A Commercial Desk Rather Than a Residential Broker Having a Go
Joseph Sukkar started in finance in 2000 and founded Intellect Finance in 2005. Commercial, corporate and complex lending has been part of the practice from the beginning rather than something added later.
Commercial and complex files sit with Charbel, who works in this area every day. Deceased estates, trust structures, non-standard security, unusual income and tight settlement deadlines are the normal week rather than the exception.
Part of Our 100+ Lender Panel
The names most people recognise are residential lenders. Much of what we arrange runs through funders that do not advertise to the public. Accreditation with a lender is not an endorsement by it, and which lender suits you is decided by your file rather than by who is on this list.
In Focus
Buying a Business: Where These Deals Actually Break
Acquisition enquiries have risen sharply for us this year. The pattern in the ones that stall is consistent, and it is almost never the interest rate.
Goodwill is discounted hard
Buyers price the business on earnings. Lenders lend against what can be recovered. If most of the purchase price is goodwill, expect the funding gap to be larger than the multiple suggests.
Security usually comes from outside the deal
Most acquisitions need property security or a substantial cash contribution. Where that isn’t available, the structure has to carry the weight instead.
Vendor finance changes the maths
A vendor prepared to leave part of the price in the business can move a deal from unfundable to fundable. It also signals confidence, which lenders read.
Timing kills more deals than pricing
Contracts get signed with finance clauses that don’t reflect how long acquisition assessment takes. Talk to us before the clause is drafted, not after.
Track Record
Commercial Lending Is Not a Sideline For Us
Most brokerages run almost entirely residential and treat commercial as an occasional favour. We have run a commercial desk alongside residential since 2005.
Who We Fund
Business Loans for the Industry You Actually Work In
Every sector carries its own cash flow shape and its own lender quirks. A builder waiting on progress claims, an importer with stock in transit and a practice buying its premises are three different lending problems.
The Difference
Why Businesses Use a Commercial Loan Broker Instead of Their Bank
Your bank can only offer you your bank’s credit policy. When that policy doesn’t fit, the answer is no, and nobody explains why.
100+ Lenders Including the Ones You Can’t Approach Directly
Banks, second-tier lenders, non-banks and private funders. A decline from one says almost nothing about the appetite of the other ninety-nine.
Always in Writing
Business lending sits outside the consumer credit rules, so Best Interests Duty does not apply to it. We disclose how we are paid before you proceed regardless.
No Fee. Not Even Clawback.
We don’t charge you for the structuring, the submission or the management, on commercial or anything else. If a facility is discharged early we wear the clawback rather than invoicing you for it.
Structured Before It’s Submitted
A commercial application that lands in the wrong place burns weeks and leaves a mark on the file. We work out where it belongs before anything is lodged.
Find Out Where Your Deal Actually Belongs
An application that lands in the wrong place burns weeks and leaves a mark on the file. We work out where yours belongs before anything is lodged. Fifteen minutes.The Process
What Happens and What We’ll Need
Commercial applications are document-heavy. Knowing what is coming makes the whole thing faster.
-
15 minutes
The first call
What you are funding, what security exists, and what the timeline is. No documents at this stage. You will finish the call knowing whether it is fundable and roughly how it would be structured.
-
You gather
Financials and structure
Once we know the shape of the deal, we confirm exactly which of these your lender will want. Nothing is gathered unnecessarily.
- Two years of business financials
- Two years of tax returns
- Recent management accounts
- ATO portal statements
- Aged debtors and creditors
- Existing facility details
- ID for each director
- Contract, lease or rent roll
-
We handle
Lender selection then submission
We work out which lenders’ credit policy actually fits before anything is lodged, then prepare and submit the application with the supporting narrative it needs. A commercial file that lands in the wrong place burns weeks and leaves a mark.
-
We manage
Valuation through to settlement
We manage the valuation, the conditions and all lender communication through to settlement, and coordinate with your accountant and solicitor where the structure needs it.
Questions Answered
Commercial Loan and Business Loan FAQs
The questions business owners ask us most often before getting in touch.
What is a commercial loan?
A commercial loan, also called a business loan, is any lending arranged for a business purpose rather than a personal one. It covers commercial property purchase and refinance, business acquisition, working capital, invoice finance, equipment and construction or development funding. Because the loan is for business purposes it sits outside the consumer credit rules, and lenders assess the business rather than a payslip.
What is the difference between a commercial loan and a business loan?
In Australia the two terms mean the same thing and are used interchangeably. Both describe credit provided wholly or predominantly for a business purpose, which sits outside the consumer credit rules. Lenders and brokers tend to say commercial lending, borrowers tend to say business loans, and search engines treat them as the same intent. What actually changes the product is the security behind it and the purpose, not the label.
What determines the interest rate on a commercial loan?
Commercial rates are priced deal by deal rather than published as a single advertised rate. The main drivers are the type and quality of security, the loan to value ratio, the strength and consistency of business earnings, lease terms and tenant quality where the security is a leased property, the industry risk grade the lender applies, and the facility term. Two businesses borrowing the same amount can be priced very differently on these factors alone.
How much can my business borrow?
Borrowing capacity depends on serviceability from business earnings and the security available. For commercial property, lenders commonly lend to around 65 to 70 percent of value, though this varies by property type, location and lender. Specialised security such as childcare centres, service stations or rural property is usually assessed more conservatively. Unsecured facilities are sized on earnings rather than assets and are typically much smaller.
Can I get finance to buy a business?
Yes. Business acquisition finance is usually structured against a combination of the target’s tangible assets, any property offered as security, and the earnings the business generates. Lenders discount goodwill heavily, so most acquisitions need either property security or a meaningful cash contribution. Vendor finance and earn-out arrangements can bridge part of the gap. Structure matters more here than rate.
Does Best Interests Duty apply to commercial loans?
No. Best Interests Duty applies to regulated consumer credit under the National Consumer Credit Protection Act. Business purpose lending sits outside that framework. Intellect Finance discloses in writing how it is paid on every commercial transaction before any work begins, whether or not the law requires it.
How long does a commercial loan take to settle?
Timeframes vary widely with the facility and the lender. Unsecured and equipment facilities can move in days. Property-backed commercial loans typically take longer because a valuation, and often a lease review, sits on the critical path. Development and acquisition finance takes longest because more information is assessed. We give a realistic timeframe up front rather than an optimistic one.
What documents does a commercial loan application need?
Most lenders want two years of business financials and tax returns, recent management accounts or interim figures, ATO portal statements, an aged debtors and creditors listing, details of existing facilities, and identification for each director and guarantor. Property-secured applications also need the contract, lease documents and rent roll where applicable. Requirements differ by lender, so we confirm the list before anything is submitted.
Can I refinance an existing commercial loan?
Yes. Refinancing replaces an existing facility to improve pricing or terms, release equity, or consolidate several business debts into one structure. Exit costs need modelling first, including break costs on any fixed portion, discharge fees and new establishment costs. A facility that has not been reviewed in three years is usually the strongest candidate.
What does Intellect Finance charge for commercial finance?
Nothing. We do not charge the borrower a fee on any loan type, including commercial, and we do not charge a clawback fee if a facility is discharged early. Lenders pay a commission on settlement, disclosed to you in writing before any work begins.
Indicative lending figures, checked September 2026. Loan to value ratios, borrowing capacity and timeframes quoted in these answers are indicative only. They are set by individual lenders and by independent valuers, they differ by property type, location, industry and applicant, and they change. Nothing here is an offer of credit or a statement of what any particular lender will do.
Visit Us
Penrith Based.Clients Australia-Wide.
Penrith is our head office and the one you can walk into without an appointment. We also meet clients at Parramatta and in the Sydney CBD by arrangement. Most commercial files run by phone, email and video, so we work with businesses in every state.
Ready When You Are
Tell Us What You’re Funding.
Fifteen minutes with a commercial specialist. We’ll tell you whether it’s fundable, roughly how it would be structured, and what would need to be true for a lender to say yes. If we’re not the right fit for it, we’ll say so. Penrith based, clients Australia-wide. Intellect Finance Pty Ltd, ACL 390611.
Business purpose lending sits outside the consumer credit framework, so Best Interests Duty does not apply to it. We disclose how we are paid before you proceed on every transaction. Nothing on this page is credit assistance, financial advice or an offer of credit, and no outcome is guaranteed.
Intellect Finance Pty Ltd | Australian Credit Licence 390611 | MFAA Member | AFCA Member
Important information General information only. Not credit assistance or an offer of credit. We charge you no fee. Every caveat and source on this page is collected here. Tap to read.
General information only. The content on this page is general in nature and does not take into account your objectives, financial situation or needs. It is not credit assistance, financial advice, legal advice or tax advice, and it is not an offer of credit. You should consider whether it is appropriate for you and seek your own advice before acting on it.
Nothing here is a guarantee. Loan approval, borrowing capacity, interest rates, loan to value ratios, timeframes and eligibility are determined by individual lenders and government bodies, not by us. They differ between lenders and change over time. Any figure, range or timeframe on this page is indicative and is not a quote, an offer, or a prediction of your outcome.
Business purpose lending. Credit provided wholly or predominantly for business purposes is not regulated consumer credit, and the Best Interests Duty and responsible lending obligations under the National Consumer Credit Protection Act 2009 do not apply to it. We disclose how we are paid in writing before you proceed on every transaction regardless.
How we are paid. Intellect Finance does not charge borrowers a fee for arranging finance, and does not charge a clawback fee where a loan is discharged early. Lenders pay us a commission on settlement. The basis of that commission is disclosed to you in writing in our Credit Guide before any credit assistance is provided.
Third-party information. Where this page refers to government schemes, regulatory settings or lender policy, that information is sourced from the relevant authority and was correct to the best of our knowledge at the date shown on this page. Those rules change, sometimes without notice. Always confirm the current position with the issuing authority or with us before relying on it.
Found something wrong? If you believe anything on this page is inaccurate or out of date, tell us at joe@intellectfinance.com.au and we will review and correct it.
Intellect Finance Pty Ltd | Australian Credit Licence 390611 | MFAA Member | AFCA Member