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Business and commercial finance

Commercial finance in Melbourne, without over-leveraging the business.

Updated

Commercial property, working capital and cash flow, equipment, acquisitions and business debt refinanced properly. Assessed on cover, value and what the business can carry, with the trading business kept out of security it does not need to give.

Discuss business funding How we assess

Short assessment to begin. No documents at this stage, no credit check. Enquiries above $10 million go to Ian Webbe, Mortgage Development Manager.

Commercial capacity measured on value, cover and stress Bars compare portfolio value with existing debt and the additional capacity considered. Below, net property income is compared with interest cost at the assumed rate and after a two point rise. The trading business sits outside the security. COMMERCIAL PORTFOLIO VALUE EXISTING DEBT AND CAPACITY CONSIDERED Existing debt Capacity headroom kept, not spent NET PROPERTY INCOME AGAINST INTEREST Net property income Interestat the assumed rate interest if the rate rose two points cover tested before and after a rate rise Property entitiessecurity given here Trading businesskept outside the security Commercial capacity measured on value, cover and stress PORTFOLIO VALUE EXISTING DEBT AND CAPACITY Existing Capacity headroom kept INCOME AGAINST INTEREST Net property income Interestat the assumed rate after a two point rise cover tested before and after a rate rise Property entitiessecurity given here Trading businesskept outside the security
COVER, VALUE AND SEPARATION, MEASURED TOGETHER
2010Established
$1B+Lending settled
50+Lenders through our lender and aggregator network
PremiumBroker status with leading banks
5.0From 196 Google reviews
What we arrange

Five kinds of business funding, assessed on what the business can carry.

Different products, different lenders, one question first: what does this facility do to the business's capacity, and what security does it really need.

Owner-occupied office and warehouse premises in a Melbourne business precinct01

Commercial property

Owner-occupied premises and commercial investment property: offices, industrial, retail and mixed use. Assessed on lease position, tenant quality, valuation, interest cover and loan to value, with the facility matched to the entity that holds the property.

Begin Trade counter and stocked shelving inside a working Australian business02

Working capital and cash flow

Revolving facilities, commercial lines of credit and property-backed facilities for the gap between paying suppliers and wages and being paid. Assessed on BAS, bank statements, management accounts and debtor ageing, not on a headline turnover figure.

Begin Light commercial vehicles and a compact excavator in a clean commercial yard03

Equipment and vehicles

Asset finance for plant, equipment, fit-out and vehicles, structured so the asset carries itself rather than tying up property security or the working capital line.

Begin A sale of business contract, financial statements and a pen on a boardroom table04

Business acquisition

Funding to buy a business or a stake in one: goodwill, assets and the property that comes with it, assessed on the target’s earnings, the buyer’s capacity and how the purchase price is supported.

Begin An established shopfront on a suburban Melbourne shopping strip05

Refinancing business debt

Facilities that were right when they were taken and are not now: the wrong lender, the wrong security, the wrong term, or a review clause that has become a problem. Re-set on the business’s current position, with fewer cross-collateral surprises.

Begin

Self-employed, or financials still being prepared? Low-documentation and alternative-documentation options may be available, subject to purpose, product and lender requirements. Low doc is never no assessment, and it is never an approval in advance.

How we assess

Cover, value and separation.

Three things decide whether a business facility helps or hurts: whether the income covers the interest with room to spare, whether the security is worth what the facility assumes, and whether the trading business has been made to guarantee more than it should.

Street frontage of a leased two-level commercial building in a Melbourne suburb

Commercial property: what is assessed

  1. Interest cover: net property income against interest at the assumed rate, then again after a rate rise
  2. Loan to value on a current valuation, and how much headroom is left for the next purchase
  3. Lease position: tenant quality, lease terms and expiry profile, or the owner-occupier’s own capacity
  4. Which entity holds the property and which lender suits that entity
  5. How many banking relationships to keep, and whether keeping two is the safer structure
  6. Whether security over unrelated trading businesses is being asked for, and whether it is necessary
Packing bench and stocked racking inside a working Australian wholesale business

Cash flow and working capital: what is assessed

  1. The cause of the gap: customer payment terms against wages and supplier terms
  2. BAS, business bank statements, management accounts and debtor ageing
  3. Accountant confirmation where financials are still being prepared
  4. Property security available, and the combined debt against it if the facility is property-backed
  5. The right structure: a revolving facility, a commercial line of credit or a property-backed alternative-documentation facility
  6. Whether the facility solves the gap or only postpones it
Illustrative scenarios

Three businesses, assessed the way a lender would.

Figures and circumstances have been changed and combined from internal finance briefs. None is a client result, approval, quote or promise.

Illustrative scenario

Buying the premises the business already rents

Business
Engineering services, eight years trading, two directors
Premises
The warehouse it rents, offered by the landlord at ~$1.6m
Rent today
~$95,000 a year, reviewed annually
Deposit
30%, from retained earnings and director equity
Structure considered
Commercial owner-occupier loan, 70% LVR, 15 years
Ownership
A separate entity, leasing to the trading company at market rent
Interest cover
Assessed on the trading company's accounts, not the rent
Outcome considered
Repayment against rent, on the same page

An owner-occupier commercial loan is assessed on the business that will occupy the building, so the accounts carry the application. Which entity holds the property is the accountant's call; the lender and the term are ours.

Illustrative photograph of a light industrial warehouse with a small office at the front Illustrative image Illustrative scenario

Buying the premises the business already rents

Owner-occupied commercial, assessed on the business.

Illustrative scenario

Increasing capacity without over-leveraging a commercial portfolio

Commercial property portfolio
~$46m
Existing property debt
~$13.4m
Starting LVR
~29%
Net property income
~$1.75m a year
Interest cover at the assumed rate
~2.25 times
Interest cover if the rate rose two points
~1.67 times
Additional acquisition capacity considered
$6m to $9m

Capacity subject to valuation and servicing, and never presented as an offer or approval. The structural objective is to retain two banking relationships and avoid unnecessary security over unrelated trading businesses.

Illustrative photograph of a small modern commercial building on a Melbourne corner Illustrative image Illustrative scenario

Increasing capacity without over-leveraging a commercial portfolio

Headroom kept, not spent. Cover tested twice.

Illustrative scenario

Property-backed business cash-flow facility

Established service business, turnover
~$4.8m a year
Temporary working-capital requirement
$500,000
Cause
Customers pay in 45 to 60 days
Property security
~$2.4m
Existing first mortgage
~$650,000
Combined debt against security if funded
~48%

Evidence available: BAS, business bank statements, management accounts, debtor ageing and accountant confirmation. Structures considered: a revolving facility, a commercial line of credit or a property-backed alternative-documentation facility. Low doc is never no assessment.

Illustrative photograph of the loading dock of an established Australian service business Illustrative image Illustrative scenario

Property-backed business cash-flow facility

The gap between paying and being paid.

Illustrative scenarios. Figures and circumstances have been changed and combined from internal finance briefs. These are not client results, approvals, quotes or promises. Finance remains subject to lender assessment, valuation, documentation and applicable law. No business, borrower, lender or valuer is identified.

How it works

Four steps, and nothing lodged until you agree.

01

Tell us what the funding is for

A short assessment: purpose, rough amount, how long the business has been trading, what security is available, where the financials are up to, and timing. No documents, no credit check.

02

We map capacity and security

With your agreement, we gather what the lender will need and work out cover, value and which entities should and should not be giving security, before anyone else sees it.

03

We take it to the right lender

Major bank, specialist or non-bank, chosen for the purpose and the documentation position, across our lender and aggregator network. Costs and conditions set out in writing.

04

You decide, then we lodge

Nothing is lodged until you have seen the terms and agreed. If the facility does not improve the business’s position, we say so.

In most cases we are paid commission by the lender on settlement, and our Credit Guide sets out how that works and what you are entitled to know. Where a fee would apply to any part of the work, we tell you in writing first.

What we will ask for at step two

  • Recent financial statements and tax returns, or management accounts if the year is not closed
  • BAS and business bank statements
  • Leases and rent roll for commercial property, or the contract of sale for a purchase
  • Existing facility statements and any guarantees already given
  • Debtor ageing for working-capital facilities
  • Entity structure: who owns what and who will be guaranteeing

What we will not do

  • Quote a capacity figure as if it were an approval
  • Describe a facility as unregulated because the purpose is business or investment
  • Present low doc as no assessment, or any structure as an approval before assessment
  • Put the trading business up as security when the property entities can carry the facility on their own
Who you will deal with

The right person from the first conversation.

Enquiries above $10 million go to Ian Webbe, business and commercial among them. Everything else, and the credit assistance on every file, sits with Dayan Kasturiratna.

Ian Webbe, Mortgage Development Manager at Opulent Finance, seated at a meeting table in a Melbourne office

Ian Webbe

Mortgage Development Manager. First point of contact for enquiries above $10 million.

Ian takes every $10m+ enquiry from the first conversation through to settlement: understanding the business and the purpose, gathering what the assessment needs, and staying with you while the lender is chosen and the terms are negotiated. Ian manages the relationship; the credit assistance on the file is provided by Dayan.

Mobile0415 989 012 Office1300 001 551
ian@opulentfinance.com.au
Dayan Kasturiratna, Founder and Director of Opulent Finance, seated in a Melbourne boardroom

Dayan Kasturiratna

FIPA FFA CTA

Founder and Director. Chartered tax adviser and finance specialist. Australian Credit Representative 394747, under Australian Finance Group Ltd, ACL 389087.

Established Opulent Finance in 2010. Business and commercial lending is where structure matters most: the wrong security or the wrong entity can cost a business its next opportunity long after the facility settles. The work is making sure that does not happen.

Mobile0423 272 600 Office1300 001 551
dayan@opulentfinance.com.au
WINNER · 2026Best Solo OperatorAFG Broker AwardsWINNER · 2025 · VIC/TASBest Finance Brokerage (Office)The Adviser Better Business AwardsOpulent Finance
Premium Broker statusWith leading banks
Established 2010Melbourne finance brokers
Burwood, Victoria22 Harker Street

Credit assistance is provided by Dayan Kasturiratna, Australian Credit Representative 394747, authorised under Australian Finance Group Ltd, Australian Credit Licence 389087.

Google reviews

What clients say about working with us.

5.0196 Google reviews
Dayan and the team were approachable and knowledgeable, and always willing to help.Bich Thuy Nguyen on Google
Both were warm and friendly and always available.Melanie Georgiou on Google
I highly recommend Dayan and Lihini for their honest, professional, and reliable service.Varuni Wickramasinghe on Google

Where these reviews come from, and the rest of what clients say

Questions

Before you start.

Do I need full financials?

Full financials give the widest choice of lenders and usually the best terms. If the year is not closed or the business is newer, management accounts, BAS, bank statements and an accountant’s confirmation can support a low-documentation or alternative-documentation facility with some lenders, subject to purpose, product and lender requirements. Low doc is never no assessment.

How much can the business borrow?

There is no single number. Capacity depends on interest cover, security value, the entity structure and what the business can carry after a rate rise. The illustrative scenario on this page shows how those measures sit together; it is not a quote and not an approval.

Will the lender want security over my trading business?

Some lenders ask for it by default. It is not always necessary, and one of the things we assess is whether the property entities can carry the facility on their own. Where they can, we structure the application that way and say so to the lender.

Is business lending regulated?

Much commercial lending sits outside the National Credit Code, but a business or investment purpose does not by itself remove it, and some facilities secured by residential property remain regulated. Where the Code applies, it applies, and we assess, disclose and document accordingly.

Does an enquiry affect my credit score?

No. The assessment and our review involve no credit enquiry. A credit check only occurs if you decide to proceed with an application, and we tell you before it happens.

What is interest cover and why do you test it twice?

Interest cover is net property income divided by the interest cost. Lenders test it at the current rate and again after a rate rise, usually of two percentage points, because a facility that only works at today’s rate is not a safe facility. We test it the same way before we approach anyone.

Who will I deal with?

Enquiries above $10 million go to Ian Webbe, Mortgage Development Manager, from the first conversation through to settlement. Credit assistance on every file is provided by Dayan Kasturiratna, Founder and Director, Australian Credit Representative 394747.

Melbourne and Victoria

A commercial finance broker working across Melbourne.

The office is at Burwood, in Melbourne’s east. Commercial and business finance is written across metropolitan Melbourne and regional Victoria. Credit assistance is provided by Dayan Kasturiratna, Australian Credit Representative 394747, under Australian Finance Group Ltd, Australian Credit Licence 389087.

What a commercial loan broker changes

  1. Which lenders see the file at all: access to 50+ lenders, including specialist and non-bank commercial channels a single banking relationship does not reach
  2. How the file is presented: interest cover tested at the assumed rate and again after a two point rise, before any lender is approached
  3. Whether the trading business is offered as security when it does not need to be
  4. Which entity borrows, and which lender suits that entity
  5. What is lodged, and when. Nothing goes to a lender until you have seen the options and agreed

Commercial property and business lending in Victoria

  1. Owner-occupied premises: the business buying the building it already trades from, assessed on the business rather than a market rent
  2. Commercial investment property: retail, office, industrial and mixed use, assessed on the lease position and the tenant
  3. Development and construction, where the facility is drawn in stages against a programme
  4. Business acquisition, where goodwill, plant and the trading record are each part of the assessment
  5. Refinancing business debt that was right when it was taken and is not now
Further reading

Articles on business and commercial funding.

Longer reads from our archive on commercial lending, written for business owners rather than lenders.

ArticleFive reasons a business uses a commercial brokerRead ArticleCommercial property loans in Melbourne: a strategic guideRead ArticleSecuring the right finance for your businessRead ArticleCommercial property: lease or buyRead ArticleWhat to know before applying for a commercial loanRead
Ready when you are

Tell us what the funding is for. We will tell you what the business can carry.

Short assessment. No documents at this stage, no credit check. Contact at the time and by the method you choose.

Discuss business funding How we assess

Reading and related finance for business owners.

GuideGuide to commercial property financeLVR, interest cover, lease doc, GST and owner-occupied purchases, explained.ScenariosIllustrative scenariosHypothetical business and commercial positions, with the structure that decided each outcome.ServiceEquipment and asset financeChattel mortgage, lease and low doc options for vehicles and equipment, separate from property lending.