If you hold or trade several properties, funding each one with its own standalone loan gets expensive and slow. Commercial property portfolio finance solves that by funding the whole pool under one facility. Here is how it works in 2026, and when it is the right call.
The problem with separate loans
Every standalone loan means a fresh application, valuation, approval, and set of fees, and every sale means unwinding a facility. For an active investor or developer, that friction adds up in cost and lost time, and it can mean missing a deal because funding was not ready. Portfolio finance is built to fix exactly this.
We structure these facilities through our commercial property portfolio and warehouse finance service, part of our wider commercial lending offering.
One facility across a pool beats a dozen separate loans for active investors.
How portfolio and warehouse finance works
A portfolio or warehouse facility approves you once against a pool of assets and an overall limit, then lets you draw down as you buy and repay as you sell, within agreed rules.
- One overall facility limit against your pool of eligible assets
- Draw down against each new acquisition, up to the agreed advance rate
- Repay and free up capacity as you sell or refinance
- Concentration limits so no single asset or type dominates the pool
- Fast funding of new deals that meet the agreed eligibility rules
The result is speed, funding certainty, and one set of terms to manage instead of many. Use our borrowing power calculator as a starting point, then we size the facility to your pool.
How facilities are sized
A facility is sized to the pool, not a single property. Advance rates depend on asset quality and liquidity.
| Asset in pool | Typical advance rate |
|---|---|
| Completed residential units | Up to 65% to 70% |
| Standard commercial (metro) | Up to 65% to 70% |
| Residual development stock | Up to 60% to 70% |
| Specialised commercial | Lower, deal by deal |
| Land and non-income assets | Lower or excluded |
Lenders prefer liquid, readily saleable assets, and apply lower advance rates or exclusions to specialised property such as childcare or single-tenant assets with short leases. We structure the facility so your core stock is funded efficiently and any harder assets are placed with a lender who understands them.
Advance rates depend on how liquid and saleable each asset is.
Who it suits, and who it does not
Portfolio finance suits investors holding a spread of commercial or investment assets, developers carrying completed stock, and buyers who acquire and recycle property. If you hold a single asset for the long term, separate facilities are usually cheaper, and a standard commercial property loan or investment loan is the better fit. We compare both and structure whichever gives you the best mix of cost, flexibility, and speed. If your portfolio strategy leans on equity, our post on using home equity to buy an investment property is a useful read.
Portfolio finance is not for everyone. We compare it against keeping loans separate.
Who provides it
Warehouse and portfolio facilities mostly come from non-bank and private lenders, because they need flexibility on asset mix, drawdown, and repayment that sits outside standard bank policy. Pricing reflects that flexibility, so a facility usually carries a higher rate than a single bank loan, offset by speed, certainty, and lower per-deal cost. For the wider picture on commercial finance, see our commercial lending guide for business owners.
Getting started
Tell us what you hold and how often you transact, and we will compare a single facility against keeping loans separate, then structure the better option. Book a free strategy call or contact us. As a Sydney mortgage broker in Norwest, we work with active investors and developers across the city.
Ready to talk to a broker?
If you are running a portfolio or carrying stock, one facility can save you real money and time. Tell us what you hold and we will structure the right line and compare non-bank and private funders. Book a free strategy call to get started.
Quick answers
Frequently asked questions
Yes. Commercial property portfolio finance, including warehouse facilities, is designed for this. The lender approves an overall facility against a pool of assets and an advance rate, and you fund each property within it. This cuts per-deal fees and approval time and gives you clearer capacity for your next purchase.
A warehouse facility is a single revolving line that holds and funds multiple properties under one agreement. You draw down as you buy and repay as you sell, within agreed rules, rather than arranging a new loan for each asset. It is the most flexible form of portfolio finance.
Facilities are sized to the pool rather than a single loan to value ratio. Advance rates are commonly 60% to 70% for standard commercial and residential stock, with lower rates for specialised or less liquid assets. Concentration limits usually apply.
Not always on rate. Warehouse and portfolio facilities usually price higher than a single bank loan, because they come from non-bank and private lenders and offer more flexibility. The saving is in speed, certainty, and lower per-deal cost, which pays off if you transact often.
Typically completed residential units, commercial offices, retail, and industrial property, and in some cases residual development stock and land. Specialised assets such as childcare or single-tenant properties with short leases attract lower advance rates or exclusions.
Once the facility is set up and a new property meets the agreed rules, drawdown is far quicker than a fresh loan, often days rather than weeks, because the credit assessment and terms are already in place. That lets you act on time-sensitive purchases.
Mostly non-bank and private lenders, because these facilities need flexibility on asset mix, drawdown, and repayment that sits outside standard bank credit policy. We compare the funders active in this space and match the facility to your pool and strategy.
Some portfolio and warehouse facilities carry a broker fee reflecting the structuring work involved, which we disclose in writing before you proceed. For simpler facilities we are often paid by the lender. Either way you know the full cost before committing.
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