Lease Doc Commercial Loans
Streamlined commercial property finance based on rental income rather than personal financials. Perfect for investors with well-tenanted properties generating strong cash flow.
Key Features
ICR-Based Assessment
Approval based on rental income cover, not personal income verification
Up to 70% LVR
Maximum loan-to-value ratio with terms aligned to lease duration
Streamlined Documentation
Reduced paperwork compared to full-doc commercial loans
SMSF Compatible
Available for self-managed super fund property investments
Recently Funded Deals
See what's possible with the right finance solution
*Based on real deals settled by Andorra Private. Details may be generalised for confidentiality.
Unregistered MIS — Industrial Warehouse Portfolio
The Scenario
A property syndicate structured as an unregistered managed investment scheme sought finance to acquire a portfolio of large industrial warehouses in regional Victoria.
The Challenge
The syndicate required non-recourse lending with no directors guarantees — a structure many lenders are unfamiliar with. Loan documentation needed to reflect the MIS trust structure correctly, requiring coordination between the client, their solicitor, and the bank's solicitor.
The Solution
We identified a major bank willing to provide a lease-doc facility on a non-recourse basis. We then worked closely with all parties — the client, their legal counsel, and the bank's solicitors — to ensure the loan contracts correctly reflected the trust structure and that no personal guarantees were required.
The Outcome
The facility was successfully arranged with a major bank. The syndicate acquired the warehouse portfolio with no directors guarantees, and all loan documentation was executed correctly on the first pass.
Non-Recourse
Structure
None
Guarantees
Lease-Doc
Facility Type
Major Bank
Lender
Lease Doc Calculator
Calculate your Interest Cover Ratio (ICR) to see if your commercial property qualifies for lease doc financing. Minimum ICR of 1.30x required.
Enter property and rental details to calculate ICR
Ready to discuss your options? Get a response within 24 hours.
Start ApplicationHow Lease Doc Loans Work
Lease doc commercial loans are assessed primarily on the property's rental income rather than your personal or business financials. The key metric is the Interest Cover Ratio (ICR) — the relationship between the net rental income and the annual interest cost of the loan.
To qualify, most lenders require a minimum ICR of 1.30x on the actual interest rate. This means your net rental income must be at least 1.30 times the annual interest expense. Properties with strong tenants on long leases typically achieve this comfortably.
Eligible Property Types
Lease doc facilities are available for a range of commercial property types including industrial, office, retail, and mixed-use properties. The key requirements are a quality tenant, a formal lease agreement, and rental income that supports the ICR requirement.
Sale-and-leaseback arrangements are acceptable with most lenders. Cash-out refinancing is typically available up to 20% of the property value, useful for accessing equity without full financial verification.
Who Benefits from Lease Doc Loans
Lease doc loans suit investors who have complex financial situations, multiple properties, or business structures that make traditional income verification difficult. They are also ideal for scaling a portfolio quickly since each property is assessed on its own merits.
Self-employed borrowers, company directors, and SMSF trustees often find lease doc facilities easier to access than conventional full-doc commercial mortgages.
Discuss Your Lease Doc Commercial Loans Needs
Our team specializes in finding the right lending solution for your unique situation. Get expert advice today.
Frequently Asked Questions
Client Testimonials
Hear from our satisfied clients
“Nick as a broker is part of my dream team for not only residential but especially commercial lending and has been nothing short of brilliant! Always calm under pressure and gets the job done. Very proactive and knowledge far superior to other brokers I've worked with. He's also got another option up his sleeve to ensure you achieve your goals. Absolutely no hesitation in recommending Nick for all things finance. Do yourself a favour and have a preliminary chat with Nick.”
Rachael
Commercial Lending
“Nick is an absolute gun at his job. I've been through many brokers over the years, and he is by far the best I've worked with. His knowledge in the commercial space is second to none, and the way he handles the process is completely seamless.”
P
Commercial Finance
“Nick is super professional and highly competent in his craft. He guided me with credible lending options and advice during my commercial property purchase journey. Highly recommended.”
ADS Rawal
Commercial Property
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