Vía Capital

Commercial Property Loans

First mortgage finance over commercial real property - retail, office, industrial, and mixed-use - for situations where banks are too slow, too rigid, or simply unwilling. Vía Capital assesses each commercial property deal on its individual merits, with indicative terms within 24 business hours.

Product Parameters

Loan size
$1,000,000 - $20,000,000
Maximum LVR (Metro)
Up to 65% of as-is commercial value
Maximum LVR (Regional)
Up to 60%
Loan term
6 - 24 months
Security
First registered mortgage over commercial real property
Asset types
Retail, office, industrial, warehouse, mixed-use, strata commercial
Tenancy
Leased to unrelated third party preferred (related-party leases considered with evidence of business viability)
Min cap rate
5.75% - 6.25% on valuation (varies by asset class)
Borrower entity
Company or trust with corporate trustee
Geography
NSW, VIC, QLD

All parameters shown are indicative and based on standard scenarios. We may work outside these parameters depending on the strength of the deal. Contact us to discuss your specific scenario.

View full product parameters →

How it works

1

Property identified

Your client has identified a commercial property they need to acquire or refinance. The bank has declined, is too slow, or can't accommodate the complexity of the situation.

2

Vía Capital assesses tenancy and value

We commission an independent valuation and assess the tenancy profile, WALE (weighted average lease expiry), and the income producing capacity of the asset. For vacant or value-add properties, we assess on as-is vacant possession value.

3

Loan settles, client executes their strategy

Whether your client is acquiring, refinancing, releasing equity, or buying time during a repositioning, the Vía Capital loan settles on their timeline. Exit is via sale or bank refinance once the asset's performance metrics improve.

Is this the right product for your client?

This suits:

  • •Buyers of commercial property who need to move faster than bank credit processes allow
  • •Investors refinancing an existing commercial asset where the current lender has changed appetite
  • •Value-add investors acquiring vacant or under-rented commercial property ahead of re-leasing
  • •Business owners acquiring their own premises where the trading history does not satisfy bank requirements
  • •Business owner equity release: client owns their office or commercial premises and needs capital for a business acquisition, fitout, or working capital
  • •Post-development hold: developer completed a commercial building and wants to hold for income - Vía Capital takes out the construction facility
  • •Vacancy or short WALE: lease is expiring or property is partially vacant - Vía Capital takes a view on asset and location fundamentals at a conservative LVR
  • •Partnership buyout: one partner needs to buy out the other and the bank refinance timeline does not suit
  • •Mixed-use building: retail ground floor with offices above - banks often classify these awkwardly, Vía Capital provides a single first mortgage on the whole asset
  • •Related-party lease: business owner operates from their own commercial premises - Vía Capital can consider where the business is established and the tenancy is genuine

Frequently Asked Questions

Do you lend on vacant commercial property?
Yes, on a case-by-case basis. We assess vacant commercial property on its as-is vacant possession value and the borrower's repositioning plan. Our LVR for vacant commercial is typically at the conservative end of our range. The exit strategy needs to be credible.
What WALE do you require?
We don't apply a minimum WALE threshold. We assess the tenancy profile in context - the quality of the tenant, the terms of the lease, and the market demand for the space. A short WALE on a well-located asset with strong market demand is very different from a short WALE in a soft market.
Do you lend on strata commercial?
Yes. Strata commercial lots - particularly ground-floor retail and office suites - are acceptable security. We assess strata commercial on the same basis as freehold: as-is value, tenancy, and exit strategy.
What is a cap rate and why does it matter?
A cap rate (capitalisation rate) is the ratio of a property's net income to its value. A 6% cap rate on a property earning $120,000 per year gives a value of $2,000,000. We use the cap rate to cross-check the valuation and ensure the income supports the asset value. Lower cap rates (tighter) indicate stronger assets or locations.
Can my client use their own business as the tenant?
Related-party leases are considered where the business is established, the lease terms are commercial, and the business has a demonstrable track record. We'll need to see financials for the operating business. Speak to us about the specifics.

Got a deal that needs a private lender?

Submit your scenario and we'll come back with an indicative position - loan amount, LVR, term - within 24 business hours. If it doesn't fit, we'll tell you that too.

Submit a Commercial Deal