Building Wealth

A brighter future through property.

Put your equity and experience to work with lending structured for growth.

Whether you already own your home and you're thinking about your first investment property, or you're an experienced investor growing a portfolio — we can help. Property investing isn't just about finding the right property. It's about structuring the lending so it supports your long-term strategy — across tax efficiency, cash flow, and portfolio flexibility.

We work with investors to build lending structures that make the numbers work — not just at purchase, but as circumstances change.

Key areas to think about

Getting started

If you own a home with equity, you may be closer to buying an investment property than you think. We calculate your useable equity, estimate your borrowing capacity, and model the cash flow so you know what's realistic — before you even start looking.

Structuring for growth

As your portfolio grows, the way your loans are structured matters more and more. Separate loan splits, multi-lender diversification, interest-only strategies, and offset account placement all affect your tax position and flexibility. We help you get this right from the start.

Tax and cash flow

Investment property lending has direct tax implications. The interest on your investment loan is deductible, but only if the loan is structured correctly. We work alongside your accountant to ensure your lending supports your tax strategy — not undermines it.

How we can help

Portfolio review

We assess your current position — equity, borrowing capacity, and portfolio structure — to identify opportunities.

Lending strategy

We design a lending structure that supports your investment goals, whether that's your first investment property or your fifth.

Ongoing management

We proactively review your lending as your portfolio and circumstances evolve — not just at purchase time.

Property Investors — Frequently Asked Questions

Investment borrowing capacity is calculated similarly to owner-occupied lending, with one key adjustment: lenders include rental income from the investment property (typically 70–80% of projected rent) as part of serviceability. They also apply a serviceability buffer (typically 3 percentage points above the actual loan rate). Your total capacity depends on your salary, existing rental income, existing debts, and the buffer the chosen lender applies. As a benchmark, a couple on combined $200k salary with one existing investment property might borrow $1.5m–$2.0m for a second investment.

Most investment loans sit at 80% LVR or below to avoid LMI. Some lenders allow up to 90% LVR for investment property with LMI applied, but the LMI premium on investment lending is higher than owner-occupied. Above 90% LVR is unusual for investment property. The right LVR depends on whether you're preserving cash for future investments or using all your available capital on this one.

Interest-only loans suit investors who want to maximise cash flow and tax deductibility, particularly during accumulation phase when you're building a portfolio. Principal & interest loans suit investors prioritising paying down debt — typically those closer to retirement or with strong cash flow. Interest-only is also typically priced higher than P&I, so the decision involves trade-offs. We model both for your specific situation, and work alongside your accountant on the tax overlay.

Lenders typically include 70–80% of rental income for serviceability, with the discount accounting for vacancy, management fees, and maintenance. Some lenders are more generous for properties with strong rental histories or in established rental markets. For new investment purchases, the lender uses a market rental appraisal from a licensed real estate agent. For existing investments, recent rent statements are used.

The Federal Government has introduced changes to negative gearing and capital gains tax concessions that affect property investors. The specific impact depends on when you acquired the property, how it's held, and your individual tax position — we'd strongly recommend working through the implications with a qualified tax adviser. What we can help with is the lending structure: how your loans are split between deductible and non-deductible debt, how interest-only versus P&I affects the deductibility position, and how the structure should be set up for any properties you buy from here on.

Cross-collateralisation means using one lender and having multiple properties securing multiple loans in a bundled structure. It's the lender's preference because it gives them maximum security. It's almost never the investor's preference because it limits your flexibility — selling one property requires the lender's approval, refinancing is complicated, and accessing equity becomes harder. Keeping loans separate (or "standalone") with one property securing one loan is the standard structure we recommend for most investors, even when it means using different lenders.

Yes, through a Limited Recourse Borrowing Arrangement (LRBA). SMSF property loans are typically capped at 70–80% LVR, with stricter serviceability rules and a smaller pool of lenders willing to fund them. The property must meet specific SIS Act requirements, can't be acquired from a related party (except in the case of business real property), and can't be lived in or rented by you or your family. SMSF property requires close coordination with your accountant, SMSF specialist, and ideally a financial adviser.

The headline principle: maximise deductible debt (loans against investment property) and minimise non-deductible debt (loans against your home). This means structuring so investment loans are interest-only and your home loan is principal & interest, paying off the home loan as fast as possible while keeping the investment loan intact. Offset accounts are powerful here — having an offset against the non-deductible home loan reduces interest without losing deductibility. Tax structuring is a tax adviser's job; we work alongside your accountant to implement what they recommend.

Residential investment lending is regulated under the National Consumer Credit Protection Act and is assessed primarily on personal income and rental income. Commercial investment lending (office, retail, industrial property) is unregulated, assessed primarily on the income-producing capacity of the asset, typically priced 1–2 percentage points higher, and structured very differently. Commercial property is usually best discussed as a separate conversation. The right choice depends on the asset type, your goals, and your overall portfolio strategy.

The most common refinance triggers for investors are: rate competitiveness has slipped, accessing equity for the next purchase, restructuring loans from cross-collateralised to standalone, switching from P&I to IO (or vice versa) at the end of an IO period, or releasing equity for renovation or buffer cash. We review investor portfolios every six months and renegotiate or refinance only when there's a genuine improvement on the table.