Running your own business often means thinking differently about property ownership. Whether you’re purchasing premises for your business, expanding your investment portfolio, or refinancing an existing commercial property, securing finance can look a little different when you’re self-employed.
Traditional lending models often rely heavily on tax returns and PAYG income. But many business owners structure their finances differently, reinvesting profits into growth, managing seasonal cash flow, or operating through trusts and companies.
The good news? Commercial property finance isn’t limited to PAYG borrowers. Many lenders, including Bluestone, offer flexible income verification options designed to better reflect how self-employed Australians earn and manage income.
In this guide, we’ll explain:
- How commercial property loans work for self-employed borrowers
- What lenders assess when reviewing applications
- The documents that may be required
- How much you can potentially borrow
- Ways to strengthen your application
Can I get a Commercial Property Loans if I am Self-Employed?
The short answer is yes, if you meet the lender’s eligibility criteria. Many self-employed borrowers can qualify for commercial property loans using either traditional financial documentation or alternative income verification methods. Lenders typically assess factors such as business cash flow, trading history, deposit size, existing debts, property type and overall serviceability. Many commercial property loans require a deposit of around 20%, although lending criteria vary between lenders. Bluestone also offers flexible income verification options for eligible self-employed borrowers.
Who Is Considered Self-Employed?
Lenders generally consider borrowers self-employed when they control or operate their own business. This can include:
- Sole traders
- Partnerships
- Company directors
- Trust beneficiaries and trustees
- Small to medium business owners
The business structure can influence the documentation required and how income is assessed.
Are Commercial Property Loans Harder to Get When You’re Self-Employed?
Not necessarily.
The biggest difference is income verification. While PAYG borrowers typically provide payslips and employment records, self-employed borrowers may need to demonstrate income through additional business documentation.
Common lender considerations include:
- Consistency of business income
- Stability of cash flow
- Length of time in business
- Existing business liabilities
- Industry risk profile
What Types of Commercial Property Can Be Financed?
Bluestone supports a range of commercial property types, including:
Offices
Professional offices, strata offices and consulting suites.
Warehouses and Industrial Property
Small warehouses and light industrial facilities used for storage, logistics or business operations.
Retail Shops
Street-front retail premises and shopping centre tenancies.
Medical and Allied Health Premises
Medical suites, specialist consulting rooms and allied health facilities.
Mixed-Use Commercial Property
Properties combining commercial and residential components may also be considered.
Specialised Commercial Assets
Some specialised property types may be considered subject to lending policy, valuation and location requirements.
How Do Lenders Assess Self-Employed Commercial Loan Applications?
Business Revenue and Cash Flow
Strong and consistent revenue helps demonstrate the ability to meet repayments.
Profitability Trends
Lenders typically look for stable or improving financial performance over time.
Existing Business Debts
Current commercial loans, vehicle finance, equipment finance and ATO obligations may impact serviceability.
Personal Credit History
Credit conduct remains an important consideration, particularly repayment history.
Property Security and Location
Well-located commercial assets with broad market appeal generally provide stronger security.
Industry Risk and Trading History
Businesses operating in stable industries with an established trading history often present lower risk.
What Documents May Be Required?
Depending on your circumstances, lenders may request:
- Tax returns
- Financial statements
- BAS statements
- Bank statements
- Company financials
- Trust documentation
Alternative Documentation Options
Bluestone offers flexible income verification options for eligible self-employed borrowers, including:
- Accountant declarations or letters
- Six months of business bank statements
- Six months of BAS statements
- Tax returns where available
What If You Don’t Have Two Years of Financials?
Not every business has a lengthy trading history. Some lenders may consider alternative evidence of income, trading performance and business activity, depending on the strength of the overall application.
How Much Can a Self-Employed Borrower Borrow?
Understanding Loan-to-Value Ratio (LVR)
LVR measures the loan amount against the property’s value.
Bluestone currently offers commercial property loans with a maximum LVR of up to 80% for eligible borrowers.
Find out your LVR with our Commercial Property LVR Calculator
How Much Deposit Do You Need?
Typical Commercial Property Deposits
Many commercial property loans require approximately 20% to 30% equity contribution, depending on borrower profile, property type and lender policy.
Minimum Deposit Examples
| Property Value | 20% Deposit (80% LVR) | 30% Deposit (70% LVR) |
| $750,000 | $150,000 | $225,000 |
| $1,000,000 | $200,000 | $300,000 |
| $2,000,000 | $400,000 | $600,000 |
Owner-Occupier vs Commercial Property Investor Loans
Buying Premises for Your Business
An owner-occupier purchase allows business owners to operate from premises they own rather than lease.
Buying an Investment Property
Investors purchase commercial property to generate rental income and potential long-term capital growth.
Key Differences in Assessment
Lenders may assess:
- Rental income
- Business income
- Lease arrangements
- Property type
- Occupancy risk
Common Challenges Self-Employed Borrowers Face
Irregular Income
Business income may fluctuate seasonally.
Tax Minimisation Strategies
Legitimate business deductions can sometimes reduce taxable income shown on financial statements.
Limited Trading History
Newer businesses may have less historical evidence of performance.
Complex Business Structures
Trusts and multiple entities can require additional assessment.
High Existing Debt
Current business or personal debt obligations can affect borrowing capacity.
How to Improve Your Application
Bluestone Commercial Property Loans are available exclusively via an accredited broker, so a great first step is to start there. Your Broker will work with you to create an application considering goals such as;
Reduce Existing Debt
Lower existing commitments where possible.
Strengthen Cash Flow
Consistent business cash flow can support stronger servicing outcomes.
Maintain Accurate Financial Records
Keep BAS, bank statements and financials up to date.
Increase Your Deposit
A larger deposit can improve LVR and strengthen an application.
Choose the Right Property
Properties with strong demand and broad marketability are often viewed more favourably.
Being self-employed doesn’t automatically make commercial property finance harder. It simply means lenders may look at your business and income differently.
Key takeaways:
- Self-employed borrowers have access to commercial property finance.
- Alternative income verification options may be available.
- Deposit size, cash flow and property type all play important roles.
- Bluestone offers flexible income verification options and lending up to 80% LVR for eligible commercial property borrowers.
Whether you’re purchasing your first commercial premises, expanding your portfolio or refinancing an existing asset, speaking with a lending specialist or mortgage broker can help you understand the options available to your circumstances.
Important information: The information presented is general in nature and does not constitute professional advice. Eligibility criteria, fees and charges, terms and conditions apply. Bluestone Servicing Pty Limited ACN 122 698 328 Australian Credit Licence 390 183 on behalf of the Credit Provider, Permanent Custodians Limited ACN 001 426 384.
