Investor Property Loans
Structure the portfolio, not just the purchase.
Interest-only options, equity release, tax-effective splits and lender selection built for the second, third and fourth property — not only the first.
Borrowing Power
Model your next investment purchase.
Adjust the inputs below for an indicative borrowing range, then we will pressure-test it against real lender policy on your strategy call.
Investor Borrowing Power Calculator
Estimated Investment Lending Capacity
$1,280,000
Indicative only. Assumes 70% shaded rental income acceptance. Actual capacity depends on lender policy, credit history, existing liabilities and verified income.
Equity release
Use existing property equity as a deposit instead of saving from scratch.
Cash flow modelled
Rental income, expenses and tax position mapped before you commit.
Lender matched
Each lender treats rental income and debt differently. We find the right fit.
Fast pre-approval
Complete files lodged within a day so you can move on the right property.
Overview
Estimate your investment borrowing power
Investment borrowing capacity works differently to owner occupied lending. Lenders discount rental income, load existing debt across your entire portfolio, and stress test at rates well above what you actually pay.
That means your capacity on a second or third property is rarely what you expect. Two lenders looking at the same portfolio can land more than $150,000 apart depending on how they treat rental yield, negative gearing and existing commitments.
Our job is to map which lenders treat your income profile and portfolio structure most favourably, then build the loan around the right repayment type, the right entity and the right security structure for where you are in your investment timeline.
Want the real number instead of an estimate? We can model your capacity across four lenders on a 15 minute call.
Strategy Deep-Dive
What actually decides your approval.
Rental Income and how lenders shade it
Lenders do not take 100% of your rental income at face value. Most shade it to between 60% and 80%, and some apply further discounts depending on lease type, vacancy history and whether the property is already tenanted.
How gross versus net rental income affects your serviceability
Why a vacancy assumption is applied even on a fully leased property
The difference between actual rent and the lender's assessed rental figure
Existing debt and portfolio loading
Every property you already own adds to your total debt position. Lenders assess not just the balance, but the limit on every facility, including lines of credit, credit cards and any guarantor exposure.
How unused credit limits reduce borrowing power even with zero balances
Why interest only expiries across your portfolio create compounding risk
The impact of cross collateralisation on future lending flexibility
Entry structure and tax position
Buying in your own name versus a trust or company changes the lending options, the rate, the tax treatment and the asset protection. The right structure depends on your income, your portfolio size and your long-term strategy.
When a discretionary trust makes sense and when it adds unnecessary cost
How lenders assess trust income differently to personal income
The role of your accountant in confirming the right structure before you apply
Not sure whether you qualify for a scheme? Ask us — it takes one phone call to find out.
Before You Apply
Six ways to lift your capacity before you apply.
Small changes in the three months before assessment can unlock tens of thousands in additional borrowing capacity across your portfolio.
01Close unused credit facilities
Lenders assess every credit facility at its full limit, not the balance. Closing an unused card or a line of credit can free up real capacity.
02Check your interest only terms
When interest only periods expire across your portfolio, switching to principal and interest repayments compounds against your serviceability.
03Get a current rental appraisal
A current rental appraisal from your property manager strengthens your file. Lenders rely on this to verify income, not just the lease itself.
04Lodge your tax returns on time
Make sure your accountant has lodged your latest returns before you apply. Most lenders need the two most recent financial years to assess you
05Pick your entity before you go
Buying in the wrong entity limits your lender options and costs at tax time. Confirm the right structure with your accountant before we lodge.
06Get your pre-approval in place
Pre-approval across multiple lenders lets you move fast when the right property comes up. We model your capacity across four on a single call.
Frequently asked questions
Your questions, answered.
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Most lenders require a minimum of 10% for an investment purchase, with 20% needed to avoid lenders mortgage insurance. If you own an existing property with equity, that equity can often be used as the deposit, meaning you may not need to contribute cash savings at all.
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It depends on your cash flow strategy and your tax position. Interest only keeps repayments lower and can maximise deductions in a negatively geared structure, but it does not build equity. We model both options against your actual numbers so you can see the difference over time.
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Yes, but not all lenders offer trust or company lending, and those that do often apply different rates, fees and serviceability rules. The right structure depends on your portfolio size, income sources and long term goals. We work alongside your accountant to confirm the best approach.
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Every property you own adds to your total debt position. Lenders factor in the repayment on each facility, any interest only expiries coming up, and how much of your rental income they are willing to count. Two lenders can assess the same portfolio very differently, which is why we model across multiple options.
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Cross collateralisation means linking multiple properties as security for one or more loans, which can simplify the process but limits your flexibility if you want to sell or refinance one property later. Standalone security keeps each loan tied to one property. We structure each purchase to protect your options as the portfolio grows.
Book Your Strategy Call
Find out what you can buy — before you fall in love with a listing.
Leave a name and number and we will confirm your grant and scheme eligibility, your true deposit requirement, and the price band you can bid in with confidence.