Loans by security — what you can borrow against

There are three ways to reach the same loan: by the instrument, by the job it does, and by the asset behind it. This page takes the third route — the security — because the asset a company or trust already owns is often the clearest place to start. It is what the funding is raised against, and it is what sets how much can be raised and on what terms.

What you can raise capital against

Most funding here is secured by property a company or trust already owns, and five groups cover the bulk of it. Loans against commercial property — offices, retail and warehouses — are the most common. Loans against residential property held for a business purpose tend to be assessed most favourably, because that resale market is the deepest. Loans against industrial property — factories, logistics and sheds — currently sit among the easiest to fund, given how readily such space re-lets. Loans against vacant land sit lower, because bare land earns nothing and resells slowly. Loans against rural and agricultural property are the most specialised, weighed on land class, water entitlements and the income the land produces. Each of the five has its own page as this section fills out; until then, any of them can be scoped on enquiry.

Why the asset sets the terms

The security does most of the talking. Two things about an asset decide the advance: how deep and quick its resale market is, and whether it earns an income. A well-let commercial building or a residential property in a liquid market supports a higher advance than bare land or a remote rural holding, which carry no income and take longer to sell. Where a property already carries a mortgage, the real constraint is the combined position — what is owed against what the asset is worth — not a single headline figure. Every range is representative and subject to assessment; the current bands sit on the rates and fees page.

The same loan, reached three ways

The asset is one way in. The same loan can also be reached by the instrument — a caveat loan for speed, a second mortgage or equity release to draw on a property you already own, a private commercial mortgage against commercial security, or land and subdivision finance against a parcel — or by the job it does, from clearing a tax debt to bridging a settlement. Start with the asset, the instrument or the job; they meet at the same loan. The assessment is the constant: security and a clear exit, not full financials.

What we’ll need to start

Four details get us to an indicative position: the amount, the asset, the purpose and the timeframe. Assessment is on the asset and the exit, not on income or historical serviceability, so the file stays light — a rates notice, photo ID and a current statement on any existing mortgage, only once an enquiry is progressing. Indicative terms come back in 24 to 48 hours, and settlement runs in days. This is business-purpose funding for companies and trusts, suited to real equity and a credible exit; it is not consumer borrowing, and a property with no equity or no realistic way out is not a fit. Tell us what you need and we will come back to you.