Funding for
Business expansion funding
You have a growth step in front of you - a second site, a fit-out, a hire round, a bulk-stock opportunity - but the capital is tied up in property the business already owns, and the bank can't move in time. A second mortgage or equity release behind your existing loan turns that equity into the funding for the step, without refinancing or disturbing your first facility.
Fund your next growth step.
The amount, the asset, the purpose and the timeframe. We'll match you with a funder and email you their introduction.
- No cost and no obligation. An enquiry is not a commitment to anything.
- We match you with a funder and email you their introduction. Reply to it and they take it from there.
- Your details stay with us until you reply to the introduction.
Enquire
Send an enquiry
Takes two minutes.
When growth is in front of you and the capital is locked up
The opportunity is clear and you have already costed it - a second site, a larger fit-out, a hire round before a busy season, a run of equipment that lifts capacity, or stock bought at a worthwhile discount. What you do not have is the cash in hand, because the value is sitting in property the business already owns. A bank can fund this, but on a growth purpose it tends to want full financials and several weeks, and the window for the step is usually shorter than that.
The capital you need is already on your balance sheet. The job is to release it cleanly, fund the step, and repay from what the step earns.
Releasing the equity you already hold
The mechanism is straightforward. A second mortgage registered behind your existing loan - or a caveat on title where speed matters more than term - releases equity from property your company or trust owns, without refinancing or disturbing your first facility. You keep your current loan and its rate; you draw on the equity above it.
Assessment is on the security and the exit, not your income or trading history, so a clean file moves in days rather than weeks. Indicative terms are representative - from 0.975% / mo, subject to assessment - with the full picture set out on the rates page.
When this works - and when it doesn’t
Releasing equity to fund expansion suits a business with real equity, a growth step it has costed, and a clear way to repay - either the uplift the step produces or a refinance once it is trading. Used that way, it turns a dormant asset into a funded opportunity without giving up the first facility.
It does not suit every situation. Securing short-term debt against property to chase an unproven or speculative expansion only enlarges the downside if the step does not earn its keep. And capital that is really needed to cover an operating shortfall is not expansion at all - funded honestly, that is working capital or a restructure, and rolling it onto the property just defers the problem. If the numbers do not yet stack, that is a conversation for your accountant before it is a funding decision, and we will say so.
What is the best way to finance business expansion?
It depends on how much time you have, what state your financials are in, and what the step actually is. The usual options, in rough order of cost:
- Bank term loan. The cheapest money if your returns are lodged, serviceability stacks up and you can wait several weeks. If all three are true, start there.
- Overdraft or line of credit. Good for smoothing cash flow around a step, less good for funding the step itself, because limits are set on trading history and tend to be small relative to a fit-out or a second site. See second mortgage vs overdraft.
- Equipment finance. If the step is mostly plant or vehicles, finance secured on the equipment itself is often the cleanest fit. See funding to buy equipment.
- Unsecured business loan. Fast and light on paperwork, but amounts are usually modest and the cost reflects the lack of security.
- Equity release against property. A second mortgage or equity release behind your existing loan, assessed on the property and the exit. It suits a costed step that needs funding in days, or a business whose current-year returns are not lodged yet. This is what the rest of this page describes.
- Investor or partner equity. No repayments, but you give up a share of the business permanently, which is a high price for a step you expect to pay for itself.
The short version: if the bank can do it in time, let it. If the window is shorter than the bank’s process, or the paperwork is not where the bank needs it to be, releasing equity from property you already hold is usually the next cheapest route, provided the step has a real return and a clear way to repay.
What we’ll need to start
Four details get you matched with a funder and on to indicative terms: the amount, the security, the purpose, and the timeframe. From there it is light documentation - a rates notice, photo ID, and a statement on the existing mortgage - only once an enquiry is progressing. We fund companies and trusts for business purposes, and we are happy to work alongside your accountant from the first conversation.
- Companies or trusts with equity in property and a costed growth opportunity
- Owners who need the capital faster than a bank can deliver it
- A growth step with a clear return and a real exit - trading uplift or refinance
- Owner-occupier consumer borrowers (business-purpose only)
- Expansion with no costed return or no realistic repayment exit
- Capital really needed to cover an operating shortfall, not to grow
Sounds like your situation?
Tell us the amount, the asset and the timeframe. We’ll match you with a funder and email you their introduction.
How it compares
FAQ
Can I fund expansion without refinancing my existing loan?
Yes. A second mortgage or caveat sits behind your existing facility, so the first loan and its rate are left untouched - you release the equity above it rather than replacing it.
How much equity can I release?
Up to around 75% combined LVR on suitable security, subject to assessment. The combined figure counts your existing mortgage plus the new facility against the property's value.
How fast can the funding be in place?
Often within days once we have the security details and a clear exit, rather than the weeks a bank typically takes on a growth purpose.
Do you assess my business income or trading history?
Assessment is on the security and the exit, not full financials - but the growth step still needs a costed return and a realistic repayment path before it makes sense to fund.
What if the money is really to cover a cash shortfall?
That is a different job. Funded honestly it is working capital or a restructure, not expansion, and we would point you there first rather than secure an operating shortfall against your property.
Can a business that is less than two years old fund expansion this way?
Yes. The assessment rests on the security property and the exit, not on two years of financials, so a newer business with property equity behind it can borrow. Directors guarantee the loan.
Fund your next growth step.
No cost, no obligation. The form is back up the page and takes two minutes.