Low Doc Commercial Property Loans Australia

A low doc commercial loan is a commercial property loan that accepts alternative income evidence instead of full tax returns and financial statements. Common alternatives include BAS statements, accountant declarations, bank statements, or lease income from the property. These loans are typically used by self-employed borrowers, business owners, and investors who cannot easily document income through standard PAYG paperwork.

Low doc commercial lenders typically accept BAS statements covering the last 12 months, a signed accountant declaration, business bank statements showing trading income, or lease income from the property being purchased. Some lenders also offer lease doc products where rental income from the asset is the primary evidence. The accepted evidence types vary by lender and loan size.

Low doc commercial loans typically range from 60% to 70% LVR, depending on the lender, property type, income evidence provided, and borrower profile. Files with stronger documentation, such as 12 months of BAS plus an accountant declaration, may access higher LVRs. Lease doc products and limited-evidence files generally attract lower LVRs, sometimes capped at 60% or below.

Low doc commercial loans are mainly offered by non-bank lenders, specialist commercial lenders, and some second-tier banks. Major banks generally require full financial documentation for commercial lending. Non-bank and specialist lenders assess these files on a case-by-case basis and can be more flexible with income evidence, loan structure, and borrower profiles.

Yes. Some lenders offer lease doc commercial loans where the primary income evidence is the existing lease on the commercial property being purchased. The lender assesses the rental income, lease term, tenant quality, and property value to determine serviceability. Lease doc products typically require a stronger deposit and lower LVR than standard low doc files.

Low doc commercial loans are used to purchase commercial assets such as offices, retail shops, industrial units, and medical suites. Residential low doc loans are used for houses, units, and apartments. Commercial low doc files are assessed under commercial lending policies, which generally involve lower LVRs, higher deposit requirements, and greater focus on the asset's income and marketability.

Not always. Some low doc commercial lenders accept BAS statements or bank statements without requiring a signed accountant declaration. However, including an accountant letter that confirms income levels can strengthen the application and may support a higher LVR. The requirement varies by lender and depends on how much documentation is being provided overall.

SMSF commercial property loans generally require full financial documentation because SMSF lending is tightly regulated and involves a limited recourse borrowing arrangement. However, some specialist SMSF lenders can be flexible with income evidence depending on the structure of the fund and the commercial asset being purchased. You should obtain qualified financial, legal and tax advice before using an SMSF for a commercial property purchase.